34 24 26018 https://digitalcollections.library.gvsu.edu/files/original/8469068c34e33d1e84c49ed728f20a17.pdf bc348103c368a432bf1e6e7fc0f71077 PDF Text Text 2023-2027 IOSCO COUNTY FIVE YEAR PARKS & RECREATION PLAN Page i �Iosco County 2023-2027 Parks and Recreation Plan The Iosco County Recreation Plan was prepared in 2022 by the Iosco County Parks and Recreation Commission. Iosco County Parks and Recreation Commission Iosco County Board of Commissioners Adopted on February 15, 2023 Gary Blaser, Chairperson Jim McArdle, Vice Chairperson Ben Brewer Susan Flora Jane Hayward Jim McArdle James Miner Cheryl McDonell Jerry Smith Frederick Strauer Donald Jay O’Farrell, Chairperson Terry Dutcher, Vice Chairperson Charles Finley Brian Loeffler Rob Huebel Page i �Iosco County 2023-2027 Parks and Recreation Plan TABLE OF CONTENTS CHAPTER 1 COMMUNITY DESCRIPTION ....................................................................................................... 1-1 CHAPTER 2 ADMINISTRATIVE STRUCTURE ................................................................................................... 2-1 CHAPTER 3 RECREATION INVENTORY ........................................................................................................... 3-1 CHAPTER 4 PLANNING PROCESS AND PUBLIC ENGAGEMENT ....................................................................... 4-1 CHAPTER 5 GOALS AND OBJECTIVES ............................................................................................................ 5-1 CHAPTER 6 ACTION PROGRAMS .................................................................................................................. 6-1 APPENDIX A MAPS – CURRENT IOSCO COUNTY TRAIL MAP .......................................................................... - 1 - APPENDIX B PUBLIC INPUT DOCUMENTATION ........................................................................................... - 12 - APPENDIX C POTENTIAL FUNDING SOURCES FOR PARKS AND RECREATION PROJECTS .............................. - 27 - APPENDIX D COMMUNITY GRANT APPLICATION ........................................................................................ - 31 - APPENDIX E 2022 AND 2023 BUDGETS ....................................................................................................... - 32 - APPENDIX F COPY OF PUBLIC NOTICE ......................................................................................................... - 35 - APPENDIX G ADOPTION DOCUMENTATION ................................................................................................ - 36 - Page ii �Iosco County Chapter 1 2023-2027 Parks and Recreation Plan Community Description A Recreation Plan for all of Iosco County Iosco County has developed a recreation plan to serve as a guideline to improve recreation facilities and develop new recreational opportunities. To that end, this document forms the basis to guide policy for implementation of improvements and new initiatives that will meet the recreational goals and interests of the Iosco County community. The development of this plan was guided by the Iosco County Parks and Recreation Commission. Before any recreation plan is adopted and enacted, it is first important to understand what the needs of the residents are, what recreational opportunities already exist, and what sort of projects and programs are relevant for residents based on age, ability, population, density, and the availability of recreational opportunities in neighboring communities. This plan has carefully considered input and suggestions via active communication from area residents, officials, and other community stakeholders. This input is a critical component to this plan and, together, the voices of the Iosco County Community have united to develop a recreation plan to enhance the quality of life for everyone. The foundation for the development of the Iosco County Recreation Plan was based on the following goals: • • • • Build common ground among Iosco County area stakeholders in addressing the future recreational needs and priorities of the community, Enable the County to be eligible for financial assistance based upon the Recreation Plan, Facilitate inter-agency collaboration in establishing recreation goals, objectives, and actions, and Create consistency with and expansion upon goals and objectives set forth in existing planning documents that deal partially or wholly with recreation. Broadly speaking, Iosco County officials intend to use this plan to guide their work on all future recreational and parks projects within the County. Specifically, this plan is developed in accordance with the guidelines for Community Park, Recreation, Open Space, and Greenway Plans published by the Michigan Department of Natural Resources (MDNR). A five-year, MDNR-approved Recreation Plan is necessary for the governmental entities to pursue MDNR administered grants. This Recreation Plan is written for Iosco County. It covers all aspects of recreation within the County. Page 1-1 �Iosco County 2023-2027 Parks and Recreation Plan Iosco County is located on Lake Huron in the northeastern section of lower Michigan. The County is bordered on the north by Alcona County, on the west by Ogemaw County, on the south by Arenac County, and on the east by Lake Huron. Iosco County covers an area of approximately 565 square miles. It is a sparsely populated county characterized by a variety of scenic water bodies, large tracts of public and private forest lands, and clustered areas of agricultural land. The majority of the local population resides along the Lake Huron shoreline near US-23, East Tawas, Tawas City, and Oscoda. The remaining population concentrations and employment opportunities are found in the west where M-65 connects Hale and Whittemore. The County consists of eleven townships and three cities. Source: State of Michigan Department of Natural Resources Due to an abundance of scenic natural features, the County is a popular destination for tourism and recreation. Tawas Bay, home to East Tawas and Tawas City, is one of the largest harbors on the Great Lakes. In addition, there are several beautiful inland lakes such as Long Lake, Loon Lake, Sand Lake, Tawas Lake, and Van Ettan Lake. The Au Sable River runs through the Page 1-2 �Iosco County 2023-2027 Parks and Recreation Plan northern portion of the County and several other waterways are available for public, recreational use. Given the location and natural amenities of Iosco County, the area offers a variety of recreational activities such as cross-country skiing, snowmobiling, fishing, boating, hiking, biking, horseback riding, camping, color tours, swimming, and golf. Scenic views are in the County are abundant. Iosco County is easily accessible from I-75 via US-23, M-65, and M-55. Iosco County is home to many seasonal residents who are drawn to the county's attractive natural environment. According to the 2020 U.S. Census, there were 19,856 total housing units in the County; of those, 7,824 housing units are classified as seasonal, recreational, or occasional use. According to the 2020 U.S. Census, the year-round population of Iosco County is 25,237. Since 2010, the Iosco County population has decreased by 2.3 percent from 25,841. Some important demographic statistics from the 2020 Census are shown in Figure 1, providing a brief snapshot of the area as compared to the State of Michigan. Page 1-3 �Iosco County 2023-2027 Parks and Recreation Plan Figure 1 Selected Census Data for Comparison in Iosco County and Michigan Iosco County Population – 2020 Consensus Michigan 25,237 10,077,331 Median Age 52.9 39.8 % of Population under 18 16.4 21.7 % of Population 65 & Older 29.6 17.2 7.2 11.4 $52,755 $80,803 2.11 2.45 $97,000 $174,800 % bachelor’s degree or higher Per capita income Average household size Median housing value Source: US Census Bureau 2020 Decennial Census, and 2016-2020 American Community Survey. Natural Resource Inventory Iosco County is rich in natural resources. As discussed above, the state and national forest lands cover thousands of acres in the County. There are large tracts of private woodlands as well. The waterways include the Au Sable River, Lake Huron, and numerous inland lakes. Scattered around and between these areas are wetlands. These woodlands, waterways, and wetlands provide habitat for unique plants and abundant wildlife. According to the Michigan Natural Features Inventory and the U.S. Fish and Wildlife Service, the threatened and endangered species in Iosco County include: Lake sturgeon Lake cress Red-shouldered hawk Piping plover Pitcher’s thistle Lake herring Trumpeter swan Prairie warbler Kirtland's warbler Common loon River redhorse Ginseng Eastern fox snake Channel darter River darter Pine-drops Lake Huron locust Wild rice Eastern Massasauga Rattlesnake Iris lacustris Platanthera leucophaea Solidago houghtonii Hymenoxys herbacea Mimulus michiganensis Cirsium pitcheri Page 1-4 �Iosco County 2023-2027 Chapter 2 Parks and Recreation Plan Administrative Structure How Parks and Recreation Works in Iosco County Iosco County parks and recreation functions are overseen by the Iosco County Parks Commission which was formed in 1968. The Parks Commission serves as an advisory board to the Iosco County Board of Commissioners. The Commission consists of nine people. Six are appointed at large by the County Board of Commissioners along with one County Commissioner, the County Drain Commissioner, and a representative from the Road Commission. Iosco County presently owns two parcels, one park facility located in Oscoda Township at the Van Ettan Creek Dam and a pocket park located in Au Sable Township in addition to grooming and maintaining 95 miles of snowmobile trails that are located on federal and state forest land within the County. Trail maintenance is contracted out annually. Iosco County Parks and Recreation Organization Chart Iosco County Board of Commissioners Iosco County Parks Commission Iosco County Administrator Subcontractors Page 2-1 �Iosco County 2023-2027 Parks and Recreation Plan Relationships with Public Agencies or Private Organizations As the result of a cooperative agreement regarding the snowmobile trails, Iosco County works closely with U.S. Forest Service and the State Department of Natural Resources. The County also works and cooperates with other trail maintenance groups such as the Michigan Cycle Conservation Club and various snowmobile groups and volunteers. The Iosco Conservation District is a local government entity that provides technical assistance to protect and enhance the land and water resources within the County. The Iosco County Conservation District owns 80 acres of forest to provide educational examples of different land management techniques for residents to visit. There also 501(c)(3) organizations such as Huron Pines that are located in the northern Michigan region that the County and other local units of government are able to partner with in order to help preserve and protect areas in the County. Budgets Major funding revenue for Iosco County Parks and Recreation Department comes from two Michigan Department of Natural Resources grants that are obtained annually. The grants include Off-Road Vehicle Trail Maintenance Grant and Snowmobile Trail Improvement Grant. In 2014, the County’s acquisition of the Van Ettan Creek property, as referenced in the Grant History section, has provided the impetus for the development of other park lands through the passage of the County-wide millage. In 2016, the County passed a millage dedicated to parks and recreation improvements within the County. To date, the County has received approximately $1.181 million from 2016 to 2021 and approximately another $305,000 collected for the year 2022 and expended $185,469 todate through an annual grant process. This millage passed by a narrow margin and based on concern for the pending economy and current balance of funds, the County chose not to pursue renewal of this millage in 2022. The County may investigate reinstating the millage in the future for further development of parks and recreation areas and maintenance needs. Their intent is to re-format how these funds are distributed. Due to their limited recreation facilities, programing, and maintenance demands at this point, they do not have a significant budget dedicated to parks and recreation. Discussions about how to communicate and spend the millage were considered at two stakeholder meetings. During the stakeholder meetings, it was indicated that there was a need for better communication to applicants from the County regarding how to properly apply and advocate for their projects in order to receive both millage and matching grant funding that the County also offers. Goals and action programs regarding the communication and distribution of the millage and matching grant program are discussed in Chapter 5 and Chapter 6, respectively. Expenditures for 2022 and 2023 are shown in Figure 2. The 2022 and 2023 budgets are indicated in Appendix E. Page 2-2 �Iosco County 2023-2027 Parks and Recreation Plan Figure 2 Iosco County Parks and Recreation Budget 2023 Park and Recreation Budget Snowmobile Fund Estimated Revenues County Parks Estimated Revenues (Millage) $6,050 $61,290 $351,955 Volunteers Local snowmobile groups volunteer annually to assist with trail maintenance and cleanup. These include the AuSable Valley Trail Riders, Sand Lake Snow-goers, and the Hale Area Trail Blazers. The Iosco Exploration Trail (IET) is dedicated to providing additional recreation opportunities in Iosco County by way of a non-motorized pathway. This trail will encourage outdoor enthusiasts, sport enthusiasts, and give way for more natural beauty enjoyment by tourists and the local community. As part of the Michigan Iron Belle Trail, the IET Committee supports connecting communities and smaller trails to become a part of the bigger economic picture, as seen in Map 1. They promote active living and outdoor recreation and believe in providing a safe place to do this. Their work includes encouraging a healthier, more active lifestyle, bike safety, environmental conservation, preservation, and promotion of beautiful Iosco County and all the wonderful sites it holds. The IET Committee is actively working to fund and support the maintenance of the IET for years to come. Separate municipalities have funded development of the trail phases in their jurisdiction, leveraged with state and federal funding to the amount of $2,575,456 to date. The Iosco Exploration Trail organization has worked hand in hand with the following organizations since the group’s inception: AuSable Township Consumers Energy Hydro Consumers Energy Land Management Hale Area Association Helen Laidlaw Foundation Iosco County Community Foundation Iosco County Parks and Recreation Iosco Road Commission MDNR Recreation Specialists MDOT North Region Planner NEMCOG and Heritage Route US 23 Oscoda AuSable Convention Visitors Bureau Oscoda Township Plainfield Township Top of Michigan Trails – Iron Belle Trail Council US Forest Service Wilber Township Page 2-3 �Iosco County 2023-2027 Parks and Recreation Plan Map 1: Iosco Exploration Trail Grant History Figure 3 shows the grant history of Iosco County since 1966 from the Michigan Department of Natural Resources. Figure 3 Grant History Project Title Au Sable Park Aloe Property Acquisition Grant Number 26-00072 Project Year 1966 Grant Amount $22,950 TF11-091 2011 $148,000 2014 2015 Property Acquisition Iosco Exploration Trail, Phase 1 TF15-0027 Project Description Acquired 11 acres. Transferred to MDNR ownership. Project Status Grant Closed Acquired 2.89 acres of land on Van Ettan Creek Grant Closed - Purchased 3.13 acres of land with 821 of riverfront along the north shore of Van Ettan Creek Grant Closed $296,000 Developed a 2.2-mile trail and pedestrian bridge that is part of the Iosco Exploration Trail and Iron Belle Trail. It connects the community of Oscoda to the Oscoda Schools complex. The trail crosses the Au Sable River and run through the HuronManistee National Forest. Grant Closed Page 2-4 �Iosco County Chapter 3 2023-2027 Parks and Recreation Plan Recreation Inventory Parks in Iosco County To plan for parks and recreation in the future, one needs to examine the types of facilities that currently exist in the community. The Michigan Department of Natural Resources and Environment’s Guidelines for the Development of Community Parks, Recreation, Open Space and Greenway Plans requires a community to take inventory of those park facilities that it owns and operates. Iosco County maintains more than 100 miles of snowmobile trails. In addition, the County owns a park located at the Van Ettan Creek Dam in Oscoda Township. The County also felt it was worthwhile to inventory regional recreational facilities with a particular focus on trails to plan for County recreational facilities in the future. The inventory was completed using available data from the County, State of Michigan, and the Huron National Forest. Barrier-Free Compliance and Parks Conditions The following summarizes the accessibility of the County parks and recreation facilities in compliance with the Americans with Disabilities Act Accessibility Guidelines (ADAAG). In general, all construction since 1991 was required to comply with these guidelines. Recent improvements in parks have greatly increased accessibility. A general ranking for each park was determined through site visits as follows: 1 = none of the facilities/park areas meet accessibility guidelines 2 = some of the facilities/park areas meet accessibility guidelines 3 = most of the facilities/park areas meet accessibility guidelines 4 = the entire park meets accessibility guidelines 5 = the entire park was developed/renovated using the principals of universal design County-Owned Van Ettan Creek Park Size: 3.13 acres Purpose: The park is undeveloped with walking trails through the elevated bank along the Van Ettan Creek. There is an unimproved parking area at the dam and access to the water along the south side of the dam. Located on the west end of the property there is a staircase. The site is used for passive recreation, fishing and kayaking access, portaging past the dam Funding: Iosco County purchased property along the Van Ettan Creek near Page 3-1 �Iosco County 2023-2027 Parks and Recreation Plan the Van Ettan Dam in Oscoda Township with grant funding from the Michigan Natural Resource Trust Fund detailed in Chapter 2. Van Ettan Creek Park Evaluation of Existing Facilities: (1) The park access would be increased with the addition of paved ADA parking, an accessible loop path along the elevated bank, and accessible access to the water. AuSable Township Pocket Park Size: Approximately 4,000 square feet. Purpose: The Pocket Park is currently a kayak and small boat launch with two parking spaces. The Pocket Park is currently being proposed for a remodel to include one ADA parking space and access aisle, with ADA picnic table with a wooden canopy and a wood deck along the riverfront portion of the park. Evaluation of Existing Facilities: (1) The park is proposed to increase compliance with ADA guidelines once reconstruction occurs. Currently, the park does not appear to comply with ADA guidelines. Iosco County Fairgrounds Purpose: Located in Hale, the Iosco County Fairgrounds hosts an annual fair in July that includes carnival games, farm animal viewing, and concessions. The estimated yearly turnout is about 1,000 to 5,000 people. Evaluation of Existing Facilities: (1) The fairgrounds include a dirt parking area and carnival rides are located on grass areas. Other – Not County-Owned Regional Recreational Facilities Iosco County contains thousands of acres of public and private recreational lands. According to mapping completed by Ducks Unlimited and the Nature Conservancy, 151,000 of the 362,000 acres in the County are classified as conservation or recreation lands. The below inventory is not an inclusive list of all the non-county owned recreation, however, highlights the most popular and well-known parks and recreation in the county. A. Huron National Forest Size: Approximately 115,000 acres of the Huron National Forest lies within Iosco County. The vast majority of this land is in the northern half of the County surrounding the Au Sable River. Page 3-2 �Iosco County 2023-2027 Parks and Recreation Plan Amenities: Camping, ATV trails, hiking, snowmobiling, boating/canoeing, fishing, cross country skiing, mountain biking, and horseback riding. Some of the larger/more popular recreational features in the Huron National Forest include High Banks Trail System, Iargo Springs Interpretive Area, Lumberman’s Monument Visitor Center, Tuttle Marsh, and the Corsair Trails. Funding: Within the Huron National Forest, the Corsair Trail Council, a 501 (c)(3) corporation, has had a long-lasting partnership with the Forest Service to create, develop, promote, maintain, and expand the Corsair Skiing/Hiking Trail system and the High Banks Trail. The Forest Service has an annual budget with a portion allocated to recreation programming. The Corsair Trail Council does an annual brushing maintenance and provides grooming on selected trails during the winter. The Trail Council also has funding from various fundraisers during the year. A.1. Shore to Shore Trial Size: 220-mile-long trail that connects Lake Huron to Lake Michigan. The east segment of the trail begins in Oscoda and generally parallels the AuSable River. Amenities: Horseback riding trails as well as hiking and cross-country skiing. The trail features horse camps with access to wells at 18- to 25-mile intervals. A.2. Eagle Run Cross-Country Ski and Hiking Trail Size: 7-mile trail loop that runs along the south shore of the Lower AuSable River. Amenities: Loop trail system for hiking and cross-country skiing. Camping sites are available along the trail. A.3. Corsair Hiking and Cross-Country Skiing Trail Size: 28.3 miles of one-way trial Amenities: Corsair Trailhead has a spur to a 600-foot interpretive and fishing trial along Silver Creek. Hiking trails with dual use as cross-country skiing trials in the winter months. B. State of Michigan Forest Land Size: Approximately 9,000 acres of the State forest land is located in Burleigh, Sherman, and Alabaster Townships in the southern portion of the County. The northeast portion of the County contains approximately 16,000 acres of state forest land in Oscoda Township including a campground on Van Ettan Lake. One of these parcels contains a campground and frontage on Van Ettan Lake. Amenities: Several miles of Off-Road Vehicle (ORV) trails are located within this area. There are also designated campground areas and boat launches. B.1. Tawas Point State Park Size: A 183-acre facility located on Lake Huron, Tawas State Park Page 3-3 �Iosco County 2023-2027 Parks and Recreation Plan Amenities: Camping, fishing, swimming, hiking, and the Tawas Point Lighthouse. B.2. Tawas Point Harbor Size: 500 feet of dock area for visitors Amenities: Transient and seasonal slips are available from May to September. The dock is staffed by State Park employees. B.3. Van Etten Lake State Forest Campground Size: 50 campsites overlooking Van Ette Lake near Oscoda-Wurtsmith Airport (KOSC). Amenities: Most campsites are universally accessible sites. Campground amenities include restrooms, potable water and an improved boat launch. C. City and Township facilities Several of the communities in Iosco County own and operate significant recreational facilities that draw visitors from across the region and beyond. Some of these include the: East Tawas East Tawas City Park Size: 7.2 acres Amenities: Campgrounds, picnic areas, and lake access Tom Dillion Park Size: 2 acres Amenities: Softball field as well as picnic pavilion with restrooms and a kitchen, a play structure and play equipment, and a horseshoe pit Bolen Park Size: 17 acres Amenities: Baseball fields, little league baseball fields, a wooden “Mackinac Bridge” play structure, a picnic pavilion with restrooms and kitchen facilities, horse shoe pits, and basketball courts Dewey Durant Park Size: 35.5 acres Amenities: Covered picnic pavilion with kitchen and restrooms, softball fields, tennis courts, professional horseshoe pits, disc golf course, and a “Peace Train” wooded play structure Page 3-4 �Iosco County 2023-2027 Parks and Recreation Plan Tawas City Gateway Park Size: 13 acres Amenities: Picnic tables, 300-foot lighted and ADA-compatible fishing pier and boat launch which accommodates up to two 28-foot-long boats, 3,200-square-foot pavilion, and an area designated for dogs Shoreline Park Size: 8.2 acres Amenities: A 450-foot-long pier, passive benches, active fishing, picnic pavilions, a food concessions stand, restrooms, a boardwalk along the beach and a playscape Tawas Soccer Complex Size: 12.8 acres Amenities: Seven irrigated soccer fields, two baseball fields/softball fields, indoor restrooms, benches and sitting areas, picnic tables, pavilions and picnic shelters, a concession stand, and playground equipment Tawas Township Tawas Bay Ice Arena Amenities: Indoor ice-skating rink with off-street parking available Alabaster Township Alabaster Bike Path and Arboretum Size: 6.5-mile bike path which runs through forest land adjacent to US-23. Amenities: Over 150 labeled trees along the edge of the trail. Lake Huron Coastal Preserve Size: 145-acres Amenities: Alabaster Bike Path and Arboretum runs through the Coastal Preserve. Funding: Alabaster Township secured funding to purchase the 145-acre property along Lake Huron with the help of Huron Pines from a $1.7 million Michigan Natural Resources Trust Fund (MNRTF) grant. The property is located in southern Iosco County and will be used for permanent protection and public use of the Lake Huron shoreline. Page 3-5 �Iosco County 2023-2027 Parks and Recreation Plan Oscoda Township Oscoda Township Old Orchard Park Size: Approximately 4 miles long. Amenities: Campgrounds Oscoda Huron Sunrise Park Size: 14-acre beach park Amenities: Gravel parking and accessible trails for biking Oscoda Little League Fields Size: 49.4 acres Amenities: Little league fields, soccer fields, concession stands, bathroom facilities, and open-air pavilion There are various complexes in the County such as the Oscoda Little League Fields, Tawas Bay Ice Arena and Tawas Soccer Complex that are described above as well as various golf courses such as Red Hawk Golf Course and Tawas Creek Golf Course. Based on stakeholder input and County objectives, the County’s role in providing active sports is not a primary goal since the need is being filled by local municipalities. Snowmobile Trails The following trails are maintained by the Iosco County Parks and Recreation Department: A. Route 6/Huron Trail Size: Approximately 36 miles of Route 6. The eastern trailhead for Route 6, also known as the Huron Trail, is located in McQuaig Park in Au Sable Township. Route 6 traverses through the Huron National Forest. Amenities: Portable restrooms are located in three locations along the trail and one warming shed is located just west of M-65 at Abbot Road. Route 6 carries snowmobilers east to west across most of the state. Parking is located at the western end of the trail in Iosco County. B. Route 649/Huron Sand Lake Spur Size: 9.1-mile north-south trail runs from the Sand Lake area northward to the Huron Trail. Amenities: Parking is located at the Sand Lake trail- head. The trail is a designated ORV trail as well. C. Route 645 Size: 15-mile span that heads east, then south, and then west from the 649 trail Page 3-6 �Iosco County 2023-2027 Parks and Recreation Plan Amenities: A parking lot and portable restroom is located at Monument and Kobs Road. D. Route 647 Size: 6-mile span that runs south of the Huron Trail along Channel Road Amenities: Not Applicable E. Route 96 Size: 17-mile trail carries snowmobilers north and east across the Au Sable River along Rea Road and then heads north and westward towards Glennie. This trail is located in the Au Sable State Forest and the Huron National Forest. Amenities: Parking and portable restrooms are located in two separate locations near the east end of the trail. The middle portion of the trail is a designated ORV trail. F. Route 960 Size: 5-mile trail carries snowmobilers from Van Ettan Lake north of Oscoda to the 96 Trail. Amenities: Parking and portable restrooms are located at both ends of the trail. Portions of two other snowmobile trails located in northern Iosco County are maintained by Alcona County Parks and Recreation. These include the westward extension of the 96 trail and the 963 trail. A map showing these snowmobile trails is shown in Appendix A. ORV Trails There are more than 55 miles of ORV trails throughout Iosco County. The trails are all maintained by the Iosco County Parks and Recreation Commission and their subcontractors through a grant from the Michigan Department of Natural Resources. During the August 11th, 2022, stakeholder meeting, concerns were raised regarding general maintenance of these trails. The County completed a Connecting Communities from the MDNR to help enhance the riding experience on the ORV trails in Iosco County. The Iosco County Board of Commissioners adopted an ordinance for the purpose of authorizing and regulating the operation of ORVs on roads in Iosco County, effective January 7, 2009. A map showing available ORV trails is shown in Appendix A. Iosco Exploration Trail The Iosco Exploration Trail (IET) will traverse 44 miles of trails that connect Oscoda to Hale via the River Road National Scenic Byway; with abundant waypoints, vistas, overlooks, and natural beauty. The trail will support an active, healthy lifestyle while attracting tourists from across the county. Approximately $2.4 million has been Page 3-7 �Iosco County 2023-2027 Parks and Recreation Plan awarded in matching grants to Iosco County for Phase 1 of the IET. The IET also acts as a catalyst for the preservation and access to cultural and historic areas along the route. The IET also provides safe pedestrian passage across the AuSable River and will also give a safe route off the main highway for school children, pedestrians, and bikers. Funding for the project has come from a variety of sources including Federal Lands Access Program (FLAP). The county applied for $450,000. A preliminary commitment was received on May 14, 2015, which was delivered in 2017. A Michigan Natural Resources Trust Fund Grant was also applied for in the amount of $296,000. A preliminary commitment was received on December 2, 2015. Another grant through the Michigan Department of Transportation Alternatives Program Grant (TAP) was awarded in the amount of $1,449,456 with a conditional commitment being received on December 8, 2015. A map of the IET can be found in Appendix A. Phase 1 Size: 2.73 miles long and includes a pedestrian bridge that will connect downtown Oscoda and AuSable to the high school and middle school located on River Road. Funding: A total amount of $2,335,456 was attained. The partners in this project included the following: $40,000 – Phase 1 – Source: Iosco Exploration Trail Iosco County; $50,000 – AuSable Township; $50,000 – Oscoda Township; $450,000 – Federal Lands Access Program (FLAP) $296,000 – MNRTF and $1,449,456 – MDOT TAP. Project Status: Phase 1 of the IET was completed in 2021. Phase 2 Size: Phase 2 included Loon Lake Trail in Hale which is a 1.9-mile-long trail traveling from Loon Lake to Kokosing Road. Funding: A Trust Fund Development grant of $140,000 was awarded in 2016. Project Status: Phase 2 was completed in 2019. Phase 3 Size: Phase 3 includes construction of a 5.3-mile-long, 10foot-wide gravel path adjacent to River Road National Scenic Byway starting at the end of Phase 1 at Oscoda High School. Phase 2 – Source: Iosco Exploration Trail Page 3-8 �Iosco County 2023-2027 Parks and Recreation Plan Funding: Campaigned for a match grant through the Michigan Economic Development Corporation’s Public Spaces Community Places initiative, reached their $50,000 goal in August of 2022. Project Status: Phase 3 construction is projected to begin in the fall of 2022. Phase 4 Size: From Au Sable and Baldwin Township to Finish Line Park. Project Status: Expected to be completed in 2023. Phase 5 Size: From Old Orchard Park to Lumberman’s Monument Project Status: Design has been completed. Construction is expected to take place from October 2023 to October 2024. Phase 6 Project Status: Design is completed. Construction is expected to take place from October 2024 to October 2025. Phase 7 Size: Eight-mile route from Westgate Welcome Center to Ora Lake to Putnam. Project Status: Construction is expected to take place from October 2023 to October 2024. Phase 8 Size: Route will be from Putnam to Webb to Wilson Creek to Long Lake Road to Rose City Road in Plainfield Township. Project Status: Route and design are planned. Alcona/Iosco State House Trail The Alcona/Iosco State House Trail is a very popular ORV trail that provides recreational opportunities for enthusiasts throughout most of the year. The County works closely with the DNR in maintenance and future development of this trail. The DNR provides oversight for this trail along with the Civilian Conservation Corps (CCC). As seen in in Appendix A, the Department of Natural Resources updated the State House Trail as of May 31, 2022. Page 3-9 �Iosco County 2023-2027 Parks and Recreation Plan Wildcat Trail Size: The Wildcat Trail includes approximately 15 miles of new trail construction and 11 miles of repurposing a decommissioned equestrian trail for mountain biking. The existing trail extends from Old Orchard Campgrounds to Cooke Dam Road. Purpose: The Wildcat Trail is a mountain biking trail located at the Foote Site Overlook off River Road in Oscoda. Funding: The Professional Trail Builders Association have advertised for bidding and request for proposals for the Wildcat Mountain Trail Project (Huron Manistee National Forest) on the 15mile construction and 11-mile repurposing of the Wildcat Trail on September 19, 2022. It is projected that the proposed to start work on October 15, 2022, and the proposed work shall be completed by December 31, 2022. Passive Recreation Whittemore Speedway Racetrack Size: quarter mile Amenities: Asphalt, high banked race track, and off-street parking Bird Watching Areas Michigan is known for its large variety of natural fauna, including various types of warblers that migrate through the state. There are many areas within Iosco County for bird watching. Tuttle Marsh Wildlife Area is an area 7 miles north of Tawas Bay. Other birding spots in the County include Hale, Oscoda, Tawas City, and East Tawas. Tawas holds an annual birding festival called the Annual Tawas Point Birding Festival. Other birding events include the annual Tawas Point Migration in connection with AuSable Valley Audubon that is hosted in Tawas Point State Park. Sunrise Coast Birding Trail Size: 145-mile trail along U.S. 23 The Sunrise Coast Birding Trail is a bird watching trail that connects to the Saginaw Bay Birding Trail located south of East Tawas that runs along the east coast of Michigan. This trail passes through five counties and 28 designated locations in local, county, and state-owned parks. See Appendix A for the Sunrise Coast Birding Trail Map. Page 3-10 �Iosco County 2023-2027 Parks and Recreation Plan Chapter 4 Planning Process and Public Engagement A Plan Supported by the Entire Community Iosco County has developed a Parks and Recreation 5-year Plan as a tool to guide the development of community park and recreational facilities and locations. The Iosco County Parks and Recreation Commission worked on the development of this Parks and Recreation Plan. The Commission worked with Iosco County staff and representatives of various community groups throughout the course of the plan. Data was collected about the County including maps, demographics, park information, and an inventory of existing facilities. This data was collected from several resources such as county staff, other relevant planning documents, various websites (Census, County, National Forest Service, etc.), and through field observations. To comply with and exceed the MDNR guidelines for the Development of Community Park, Recreation Open Space and Greenway Plans, the Iosco County Parks Commission offered two stakeholder meetings that were used to start a dialogue with those with a particular interest within the County, along with a 30-day period for review and comment on the draft plan. Stakeholder Meeting On August 11, 2022, the Iosco County Parks and Recreation Commission held a half day event, holding two meetings inviting various stakeholders within the County. A majority of the stakeholders represented were the Parks and Recreation Commissioners, County School Teachers and Superintendents, local business owners, Soil Conservation District members, local Chamber of Commerce members, Fair Board members, and Township and City officials. The stakeholders were asked various questions pertaining to the strengths and gaps in service, what they believed the County millage should be spent on, and for any other feedback that they wished to be included in the Recreation Plan. Page 4-1 �Iosco County 2023-2027 Parks and Recreation Plan When asked what gaps in service the Iosco County Parks and Recreation could bridge, an overwhelming majority of answers were related to communication. Many solutions for the lack of communication were suggested including formal letters to municipality officials and to social media outlets. Other solutions included a calendar of events the County could post on its website with events hosted by the County, Townships, schools, and other groups, as well as adding County-wide and local municipality-mapped trails of biking, hiking, and ORV trails to the County website. Other communication needs Township and City officials identified were a lack of updated maps of various trails that are available. Other gaps included limited activities for children and residents in the winter months. When the stakeholders were asked what specific projects the $1.3 million millage should be spent on, answers included adding a bike path specifically in Au Sable Township, a mobile learning unit to educate the community, expansion of hardscapes especially at the existing parks and recreational areas and at the Fairgrounds, increased handicapped parking, and availability for handicapped persons to explore the parks and recreation areas in Iosco. Other projects identified were related to tourism and patrons to the County. Stated above, those stakeholders who identified tourism as a major strength of the County identified the lack of information available to patrons related to biking, hiking, and ORV trails. Stakeholders also stated they wanted to see clearer steps and processes to obtaining access to the millage and how to tailor applications to being granted funding. Stakeholders were also concerned about projecting maintenance of their parks and recreation areas and asked for further clarification on how to obtain part of the millage for maintenance. When the stakeholders were asked if the millage should be used to support a large number of small projects or a smaller number of larger projects, the County’s grant matching program came into discussion. The County currently matches $5,000 of funding for park and recreation needs. The stakeholders unanimously agreed that the dollar amount should be increased, with suggestions of increasing the match to $50,000. Other suggestions when matching grants were to decrease the amount match of larger projects. For example, a $50,000 project would only be allowed a 25 percent matching grant, where a project of $5,000 could receive a 50 percent matching grant. When the stakeholders were asked what the key aspects of the grant process are that will help promote and distribute the County millage, stakeholders expressed concerns with the current communication of how money is to be spent and how to obtain parts of the millage for projects. Ideas for creating a better system of distribution were including a scoring card of projects based on set criteria and a determined percentage would be awarded to the proposal depending on its score. Some standards for scoring suggested including the potential impact on surrounding communities, if the project is locally based or will have a regional impact, and which group the project is targeting (tourism or current residents of the County). Municipality officials suggested that payment should be given after a project is completed as a reimbursement for accountability that a project is seen to completion. A copy of the questions asked at the stakeholder meeting, the agenda, and posting for the meeting are indicated in Appendix B. The meeting was advertised through a flyer sent to various stakeholders within the County. The target stakeholders included Township Supervisors, Mayors, and Boards, the IET, local Chamber of Commerce members, local business owners, and others. Page 4-2 �Iosco County 2023-2027 Parks and Recreation Plan Draft Plan/30-Day Review Period A draft plan was prepared for review by County staff and the Parks Commission. Upon review, the plan was posted at county offices and advertised with a legal notice in the Iosco County News-Herald paper on November 30, 2022. A copy of this notice is included in the Appendix F. A systems approach to analysis of recreation needs in the county was applied to this planning process through input from stakeholders, County Staff, and the Planning Commission. Due to the abundance of available natural resources and other active programming including Federal, State, and local agencies, the roles outlined in the Goals and Objectives Chapter reflect an intent to avoid being redundant in the role the County plays as a recreation provider. The public, as well as the County Board of Commissioners, had the opportunity during the 30day adoption period to make recommended changes and comments about the plan. Public Hearing Comments were compiled from the 30-day review and the plan was revised. A public hearing was posted February 8, 2023 and advertised with a legal notice in Iosco County News-Herald paper for a February 15 meeting. A copy of this notice and minutes from the entire meeting is included in the Appendix F. Final Plan Adoption Comments were compiled from the public hearing and the plan was revised. The plan was adopted by the Board of Commissioners on February 15, 2023. A copy of this resolution and minutes from the entire meeting is included in the Appendix G. A copy of the plan was sent to the County and regional planning authority, transmittals are included in the appendix along with the certification checklist. The County completed the post completion self-certification forms for county grant funded projects; these are included in the appendix. Page 4-3 �Iosco County Chapter 5 2023-2027 Parks and Recreation Plan Goals and Objectives Providing Recreation Opportunities for Iosco County This chapter is intended to guide Iosco County’s decision-making concerning future development, conservation, and exploration of the community’s vast parks and recreation opportunities. The goals and objectives included herein were developed in part with the stakeholder groups that participated on the August 11, 2022, meetings. These stakeholders were comprised of Parks and Recreation Commissioners, County School Teachers and Superintendents, local business owners, Soil Conservation District members, local Chamber of Commerce members, Fair Board members, and Township and City officials. A goal is a destination that has been established by community input. Goals are the broadest level which are overarching and general. An objective is a mile marker along the pathway toward achieving a goal. Objectives carry out the purpose of the goal. An action program is the intended outcome of the goal. Action plans can also include organizational, stating, programming, public information, and operation and maintenance actions. Developing goals and objectives is an important part of the recreation planning process. The main goal of the Iosco County Parks Commission is to provide recreation opportunities for the region it serves. More specific objectives and action plans must be based on public input, the demographic characteristics of the population served, and the physical and environmental characteristics of the County. Iosco County is also aware of the need to continually coordinate its efforts with those of other governmental units and agencies. Several of these entities have their own recreation plans and the County has reviewed many of these documents as it was developing the following goals and objectives. For example, the following are two of the goals in the Concentrated Recreation Areas Section of the 2006 Land and Resource Management Plan of the Huron-Manistee National Forests. • Provide moderate to high amounts of recreational facilities, such as trails; dispersed and developed camping and picnic areas. • Provide for recreational activities such as skiing, hunting, fishing, viewing scenery, and other recreational opportunities. Page 5-1 �Iosco County 2023-2027 Parks and Recreation Plan Goal 1: Promote and provide diverse recreational opportunities to satisfy all age groups and levels of ability. Iosco County has a wealth of natural resources and a wide variety of outdoor activities to offer residents and visitors. However, based on the community input and comparison to standards, there are still unmet recreational needs in the County. Further, not all residents and visitors are aware of the existing parks and recreational facilities. The County wishes to develop appropriate recreational activities to meet the needs of residents and to create opportunities to draw in tourists and visitors. The County also wishes to better promote the existing parks and recreation in the County by means of social media. Lastly, the County wishes to meet the needs of all people who wish to use recreational facilities, including those who are disabled. One reason that this is becoming more important is that the median age in Iosco County is much higher than that of Michigan. Senior citizens wish to stay active, however, their mobility may be reduced because disabilities and other ailments tend to increase with age. Objective: Improve general access arid signage to all recreational sites, including little known areas such as launch points on lakes and rivers for canoeing, kayaking, and fishing. Objective: Identify and encourage accessibility improvements at recreational areas by incorporating universal design in all new facilities and upgrades, as appropriate. Objective: Work cooperatively with other County communities, State and Federal agencies, non-profit organizations, and stakeholders to provide recreation facilities and services in Iosco County and to avoid duplication of effort and resources. Objective: Foster a relationship with the Iosco County 4-H program for educational and recreation opportunities for youth in the community. Goal 2: Promote and create community awareness of Iosco County as an all-seasons sportsman and recreation destination. Iosco County offers many kinds of recreation from many different public entities. Currently, information about some of those facilities is available (MDNR website, Forest Service, Chambers of Commerce, County website, etc.), but there is no single comprehensive central location for all of it. Input from the community indicated that there is a need for general information in one place about all that is available in terms of recreation within the County. As a tourism draw, the public needs to be informed of recreational activities that are available across the differing seasons. Objective: Update the County website with informational brochures and other communication pieces to inform residents and visitors of available public recreational opportunities in the County. Continue partnership with NEMCOG on future updates to regarding mapping. Objective: Continue to work cooperatively with the U.S. Forest Service and volunteer groups to provide groomed and maintained snowmobile trails. Objective: Explore options for adding new winter and summer recreational opportunities or expanding/improving existing facilities. Page 5-2 �Iosco County 2023-2027 Parks and Recreation Plan Objective: Partner with the local school systems to provide educational programs during the winter and summer months. Goal 3: Assist with trail development and maintenance. The development and use of recreational multi-use paths are growing across the United States. Hiking is already a very popular pastime in Iosco County. Other recreational opportunities that have become popularized in the County include bird watching, biking, ORV trails, horseback riding, and paved and unpaved bicycle trails. Regional path planning efforts began in 2001 with the development of the River-to-River MultiUse Trail Plan. This plan explored the feasibility of a pathway that followed US-23 from the Au Gres River in Au Gres, which is located in Arenac County, to the AuSable River in Oscoda. Those efforts were expanded in 2003 with the development of the six-county US-23 Sunrise Side Coastal Highway Plan (sometimes known as the Heritage Route Committee Plan). Beyond the Sunrise Side Coastal Highway Heritage Route, further development and maintenance of the IET and Iron Belle Trail have occurred to connect various areas of the County and general connectivity throughout the state. Objective: Improve access points and amenities on the existing trails. Objective: Upgrade and add amenities to existing trails to make them more user-friendly for all ages and abilities. Objective: Support the Iosco Exploration Trail Committee to address non-motorized transportation issues that are specific to the broader population of Iosco County. Objective: Work with IET in the development and maintenance of quality recreational multi-use non-motorized paths through the County using grant match funding and millage funding. Objective: Continue to monitor ORV trails for maintenance and to use trails for educational events partnered with the local school districts. Goal 4: Continue to preserve, protect, and enhance the variety of water and natural forest resources in Iosco County and the recreational opportunities that they provide. The Au Sable River, numerous inland lakes, and Lake Huron are huge recreational assets within Iosco County. Objective: Add shore fishing access within Iosco County. Objective: Inventory of the types of water access within the County to identify the type and location of additional access that may be needed. Objective: Improve signage and identification for existing water access points. Objective: Offer support for efforts to improve Lake Huron beach water quality. Page 5-3 �Iosco County 2023-2027 Parks and Recreation Plan Goal 5: Develop and effectively communicate the process and procedures for obtaining grant and millage funding for parks and recreation opportunities and maintenance. The voters of Iosco County passed a county-wide millage in 2016 enabling the collection of funding for parks and recreation construction and maintenance. In 2022, the Parks Commission decided not to continue the millage until the approximate $1.3 million were allocated to projects. Objective: Monitor and simplify the application and review process for receiving millage or grant funding for park and recreation opportunities. Objective: Create a volunteer-based network for maintenance of existing and proposed County owned and non-County owned parks and trails. Page 5-4 �Iosco County Chapter 6 2023-2027 Parks and Recreation Plan Action Programs Potential Projects for the Next Five Years With goals and objectives in place, Iosco County was able to develop an Action Program to work toward accomplishing the goals and objectives. The Action Program details the direction the community wishes to take over the next five years in order to maintain and improve the quality and diversity of area park and recreation opportunities. Projects were assigned a priority of short-term or longer term. Each action item relates to one or more of the numbered goals from Chapter 5. Potential capital improvements described in this Plan have been established not only to provide a framework for decision makers, but also to enable the County to apply for grant funding for these proposed projects. The project list in not a fixed element and is neither all-inclusive nor exclusive. The schedule reflects the results of the input received from the stakeholder meeting, County Staff, and Commission members. Future circumstances, especially availability of funding, may change priorities or require reprioritization of items. Before proceeding with any potential project, the County will require further study including conceptual plans, community input, operation and maintenance plans, etc. The Action Plan is shown in Figure 4. Recent Improvements Projects with obtained Grant or Millage Funding Van Ettan Creek Park Work-in Progress Projects Oscoda Pocket Park AuSable Township Bike Path Iosco Exploration Trail (Phase 4) Completed Action Items from Previous Plans The following list are Action Items itemized in the previous plan that have been completed. 1. Improved access to boat launch at Tawas Bay with priority access for ice fishing in Baldwin Township near Tawas Point. 2. Widen the shoulder for the safety trail in Plainfield Township. Page 6-1 �Iosco County 2023-2027 Parks and Recreation Plan 3. Maintenance of Groomer Barn in Oscoda Township. 4. Create a procedural guideline and checklist for applicants wanting to receive millage or grant funding for parks and recreation opportunities to clarify and simply the application and review process. Funding Potential Improvements Funding for parks and recreation capital improvements can come from a myriad of local, State, and Federal programs. Grant funding is available for parks and recreation projects. However, applicants need to target potential funding agencies and programs very carefully to meet the specific criteria required. Appendix C contains a current listing of programs and agencies that can provide funding for parks and recreation projects. Figure 4 Iosco County Recreation Plan Action Items Priority Relates to Goal # Add restrooms along the various trails within the County ST 4 Develop an inventory of the types of water access within the County to identify the type and location of additional access that may be needed ST 5 Create a checklist to score requesting millage or grant match funding based on set criteria by the Parks Commission ST 6 Update the existing marketing plan for County recreational facilities, including brochures, maps, and a website ST 2 Create a County calendar with on-going events occurring in the County as well as municipalities located in the County to advertise and strengthen communication ST 2 Make available ORV, snowmobiling, biking, hiking, and birdwatching trail maps on the County website as well as physical copies at the County Building ST 2 Add the ORV, birdwatching, snowmobiling, biking, and hiking to the Iosco County FetchGIS system ST 2 Develop a canoe access point at Van Ettan Creek Park LT 5 Add hiking and biking trails to create a river loop LT 4 Maintain and upkeep ORV trails LT 4 Provide access to amenities and towns via new trail extensions LT 4 Actively apply for MDNR grants and funding opportunities for ORV trails LT 4 Project ST – Short Term, LT – Long Term Page 6-2 �Iosco County 2023-2027 Parks and Recreation Plan Appendix A Maps – Current Iosco County Trail Map Appendices - 1 - �Iosco County 2023-2027 Parks and Recreation Plan Appendices - 2 - �Iosco County 2023-2027 Parks and Recreation Plan Appendices - 3 - �Iosco County 2023-2027 Parks and Recreation Plan Appendices - 4 - �Iosco County 2023-2027 Parks and Recreation Plan Appendices - 5 - �Iosco County 2023-2027 Parks and Recreation Plan Appendices - 6 - �Iosco County 2023-2027 Parks and Recreation Plan Appendices - 7 - �Iosco County 2023-2027 Parks and Recreation Plan Appendices - 8 - �Iosco County 2023-2027 Parks and Recreation Plan Tuttle Marsh Wildlife area is a 5,000-acre wetland complex managed by the Huron-Manistee National Forests. Various habitat improvement projects have been completed through cost sharing with Ducks Unlimited, the Michigan Wildlife Habitat Foundation, and the Michigan Department of Natural Resources. This healthy wetland supports several species of waterfowl, songbirds, insects and small mammals. TuWl e Noa h Migratory birds, reptiles, insects and other animals converge on these wetlands to use them as nurseries and safe havens until their young are ready to venture out on their own. LOCATION Tuttle Marsh is located in Iosco County, Michigan. The nearest communities are Oscoda, about 5 miles northeast and Tawas, about 7 miles south. ACCESS From Oscoda, take Old US-23 about 5 miles west to Tuttle Marsh Road, turn left into the entrance road. From Tawas, travel north on Wilber Road to Sherman Rd. Turn right on May Rd, right on Brooks Rd., left on Swan Rd., left on Davison and follow to Tuttle Marsh Rd. FACILITIES AVAILABLE Great Blue Heron Rookery Excellent Bird Watching Opportunities Unique Plant Communities Parking Areas FEES For the latest information regarding fees and condition of facility, contact the Ranger stain at Huron Shores. SEASON Prime wildlife and bird watching opportunities abound in the late spring until fall. The winter months offer wonderful opportunities to identify animal tracks in the snow. Dawn and dusk provide many sights and sounds. CONSIDERATIONS Care should be taken to keep the area clean and in the condition it was found, so visitors are asked to please pack out what they pack in. Hunting during established Michigan seasons is permitted in Tuttle Marsh. Canoeing is allowed in the marsh waters. Be careful not to damage the fragile banks during canoe put-in and take-out. The area is not always plowed. During spring and winter, the gravel road may be impassable. “USDA Forest Service is an equal opportunity provider and employer.” This information is available in large print upon request. 02/01/02 Iosco County Parks and Recreation Plan 2010-2022 Appendices - 9 - �Iosco County 2023-2027 Parks and Recreation Plan Appendices - 10 - �Iosco County 2023-2027 Parks and Recreation Plan Appendices - 11 - �Iosco County 2023-2027 Parks and Recreation Plan Appendix B Public Input Documentation Stakeholder meeting questions At the August 11th stakeholder meeting, there were a couple questions asked to stakeholders to help guide conversations related to County communication with other local municipalities and to generate ideas on how to spend the accumulated $1.3 million County millage. Stakeholders were asked the following questions: 1. In your opinion, what are gaps of service the County can support or provide at a regional level? 2. What are strengths in service the County can support or provide at a regional level? 3. The County has decided not to continue pursuing the County parks millage and there is approximately $1.3 million available for park development. Are there specific projects that should be supported? 4. Should the County millage be used to support a small number of large regional projects or a diverse number of smaller projects? 5. What are key aspects of the grant process that will help promote and distribute the County millage funds? 6. Should a minimum match of the County millage be required? 7. Should the County millage be directed at development only or can they be used to support maintenance or other non-profit service that is recreation related? 8. Any additional thoughts/comments/concerns you would like us to be aware of? Appendices - 12 - �Iosco County 2023-2027 Parks and Recreation Plan IOSCO COUNTY PARKS AND RECREATION WANTS TO HEAR FROM YOU! PUBLIC INPUT 5 YEAR PARK PLAN WE NEED YOUR IDEAS August 11, 2022, County Building 422 W. Lake Street Tawas City Iosco County Parks and Recreation is seeking to clarify its role providing quality of life opportunities in our region among many other recreation providers. We want to maximize our resources and make sure that our priorities balance good stewardship and a reflection of your interests and your values. MAKE AN IMPACT ON YOUR COMMUNITY MAKE AN IM PACT ON YOU MAKE AN IMPACT ON YOUR CO MMUN IT YR COMMUNIT Y We want your input as part of updating our 5 Year Recreation Plan that is currently being drafted. ANY QUESTIONS? CONTACT Please join us as a stakeholder, a single person speaking on behalf of your organization. We have identified a cross-range of groups from around the county. Note the separate list provided. Jamie Carruthers-Soboleski, CPA, MBA Iosco County Controller/Finance Director (989) 362-4212 Please RSVP to kmurphy@ioscocounty.org (989) 362-4212 Appendices - 13 - �Iosco County 2023-2027 Parks and Recreation Plan Stakeholder Meeting August 11, 2022 Hosted by: Iosco County Parks and Recreation Assisted by ROWE Professional Services Company Welcome! Thank you for your participation. We would like your ideas and suggestions for the future of our parks. We are currently updating our 5 Year Recreation Plan (required for various grant funding opportunities). Your input will be used to establish goals and priorities within the plan. Items for your consideration: • Recent / on-going projects o The county is pursuing development of improved water / fishing access at AuSable River Park (see site plan exhibit). o The county continues to support the maintenance of off-road vehicle trails and snowmobile trails through local partnerships. o The county has contributed funds for the development of the Iosco Exploration Trail. • County Recreation Focus o There are many private and public recreation providers throughout the county developing non-motorized trails, active recreation programs, river and lake access, camping, forest access, etc. that are not directly supported by Iosco County. In your recommendations consider what “gaps of service’ the county can support or provide at a regional level and avoid being redundant. • County Park Millage o The county has decided not to pursue renewal of the county parks millage. At the end of 2022 there is expected to be approximately $1.3 M available for park development o Are there specific projects that should be supported? o Is it better to support a smaller number of large regional projects or a diverse number of smaller projects? (minimum or maximum amount for grants?) o What are key aspects of the grant process that will help promote, evaluate/select, and distribute these funds? o Should a minimum match be required? o Reimbursable (for a given amount of grant)? Cash for smaller grants (amount _____)? Appendices - 14 - �Iosco County o • 2023-2027 Parks and Recreation Plan Should these funds be directed at development only or can they be used to support maintenance or other non-profit service that is recreation related (county was going to check with attorney on this)? Miscellaneous Any additional thoughts for how we can work together and partner to get things done? Stakeholder Group Name Comments There will be opportunity for future input including a 30-day review of the draft plan and public hearing at the end of the process; both will be advertised. Thanks again for your input! Appendices - 15 - �Iosco County 2023-2027 Parks and Recreation Plan Iosco County Stakeholder Meeting Sign In Sheet Name: Email Address: zoo cc-17v Appendices - 16 - �Iosco County 2023-2027 Parks and Recreation Plan Iosco Recreation Plan Stakeholder Meeting Notes 8-11-22 • • • • Received notes submitted by Jason Ogden the Editor of the Oscoda Press, Baldwin Township Supervisor Christopher Martin, and notes from the County Clerk Nancy Huebel. See Additional Public Comments Received located in Appendix B. Meeting 2-4 pm o Fred – Plainfield Township/IET Board o Mike – Oscoda KOA/Director of Emergency Services o Samantha – Chamber of Commerce o Stephanie – Township Zoning Administrator o Eric – Au Sable Township Zoning Administrator o Jane – Parks and Rec Board o Jamie – County Controller o Sharen – Soil Conservation District o Jim – Parks and Rec Board/ Farm Bureau Emphasis on o Tourism driving need for pathways ▪ Biking ▪ Hiking ▪ ORV ▪ Bird watching o Conservation and improvement of what is already there before spend millage on new parks o COMMUNICATION Strengths already there to capture in plan o Iosco Conservation ▪ 80 acres ▪ Angels Forest ▪ To remain undeveloped ▪ Hunting groups events/ mushroom events – educational ▪ Forestry ▪ 2 headwaters ▪ 2 miles of non-motorized trails ▪ Close to town ▪ No groomed trails o Alabaster Township Bike Path ▪ 7 miles of existing path ▪ Dyer Road to Townline Road ▪ $1.7 million DNR grant to Alabaster Parks and Rec o Coastal Preserve o Wildcat Trail ▪ Redevelopment draft ▪ Federal Forest ▪ DNO insurance ▪ Stacked loop trail ▪ Abandoned horse trails Appendices - 17 - �Iosco County 2023-2027 Parks and Recreation Plan ▪ o o • • • • $80,000 grant to design • Use rest for grooming equipment ▪ Jeremy – trail designer ▪ Forest service land Iosco Biking Trails ▪ Subset of IET IET Phase 4 Approval ▪ IET wants path around county • Originally supposed to be 64 miles o Issues with funding • IET connection to Alabaster – grant funded ▪ Stalled for redoing sewer and grading $2.5 million • Plans have to be redrawn from changes to existing environment due to redoing sewer and grading o Grant will not cover redesign GAP o Housing of equipment and generally obtaining equipment ▪ Housing already in place ▪ IET need equipment • Dual utilization of equipment? Meeting 5-7 Schools and county fair represented o Jeremy – Park Board o Jerry – Park Board Chairman o Jim o Scott – School o Cheryl – Park o Don – Park o Jo – Superintendent Key take aways o Using millage to fund educational opportunities for children and families within the community ▪ Recreation for after school and summer time programs ▪ Winter programs? o Calendar of events Continue to monitor ORV trails/maintenance/education and keep up with DNR grants Plan for redevelopment and grants for maintenance (tractors, other equipment) - Goals could be criterial of evaluating potential projects for the millage o You meet criteria one, example: regional use you get a higher match percentage? Appendices - 18 - �Iosco County 2023-2027 Parks and Recreation Plan Comments made on white board exercise from both groups: Question 1: In your opinion what are some gaps of service the county can support or provide at a regional level? Gaps Communication - Formalized letter/social media responses/ media coverage - Website funded thru ARPA - Utilizing open houses, annual events, school events and signage for social media and mass information push outs Maintenance - Staffing maintenance and retention - Community service hours partner with schools - Whittemore: concrete breaking in tennis courts and loss of organized recreation teams (ball teams) - Storage of equipment for IET/Wildcat Trail - Playscapes and hardscapes - Removal of invasive species - Improved ADA accessibility - Burnout of events/programs/volunteers Winter activities - For children - On the west side of the County - Need additional ice rinks - Addition of man-made sledding hills Education gaps - Safety - What groups and activities there are in the County and each municipality - Invasive species - Mobile resource centers? Strengths “Build it and they will come” Technical assistance - To township parks Summer activities - Educational programs - Availability of parks and playscapes - Summer held events - Fairgrounds Education strengths - MSU Extension programs in summer - 4H programs in Whittemore - ORV safety training thru DNR– Iris System - Iosco County Conservation District COVID - Stalling timelines and availability of materials for projects PFAs - Bennett Park - Van Etten Park Appendices - 19 - �Iosco County 2023-2027 Parks and Recreation Plan Question 2: The County has decided not to continue pursuing the County Parks Millage and there is approximately $1.3 million available for park development. Are there specific projects that should be supported? • • • • • AuSable Township bike path Educational mobile units for exposure to families and school-aged children Increase accessibility for both physical and mental disabilities KOA maintenance and additional biking/hiking/bird/ORV trails and additional benches Fairground – ropes course and additional hardscapes Other comments related to question 2 included the process for applying for County millage funding as well as creating a criteria-based scoring system for each project in order to determine how much funding each project will receive from the County. Question 3: Should the County millage be used to support a smaller number of large regional projects or a diverse number of smaller projects? • • • Expansion of smaller parks $5,000 match for playscapes and hardscapes Increase to $5,000 match Question 4: What are key aspects of the grant process that will help promote and distribute the County millage funds? • Clear communication o Criteria-based system, clear process, available per year o Sliding scale for percentage matches (smaller projects receive a larger percentage of millage funding based on criteria whereas bigger projects receive a smaller percentage of millage funding based on criteria). Question 5: Should a minimum match of the County millage be required? • • • 50% below $10,000 25% anything over $10,000 Depends on project, possible criteria: o Impact on community o Local vs regional o Tourism vs current residents Question 6: Any additional thoughts/comments/concerns you would like us to be aware of? • • • Map access – online format and physical copies Access to online Iosco County FetchGIS system Calendar of events to aid communication for the region Appendices - 20 - �Iosco County 2023-2027 Parks and Recreation Plan Additional Public Comments Received From: Sent: To: Subject: Nancy Huebel Monday, August 8, 2022 3:31 PM Jamie Carruthers-Soboleski; Kathleen Murphy Parks & Rec Ideas Importance: High th I won't be here on the 11 . I'm off camping Anyway, here are some of my ideas. However, I'm a bit worried about what they can actually do since we don't have a Parks and Recreation workforce. Anyway, here they are: Splash Parks on the west side of the county (Whittemore and Hale area) Especially Whittemore.....there are no lakes. Skate Park More ORV/side by side trails/widen them as well Dog Park Beach Waterpark with water slides/water obstacle course etc. Boat Race Sponsorship —the speed boat races that were in Tawas. Only held once because sponsorship is so expensive. Metal Art Park The 13-acre parcel that was donated to the county: Dog park Bird watching park with raised walking trails Metal Art Park I hope you get some good ideas! Nancy J. Huebel Iosco County Clerk 422 W Lake Street P.O. Box 838 Tawas City, Michigan 48764 (989) 362-3497 (989) 984-1012 Fax www.iosco.net Office Hours: Monday thru Friday 8:30 a.m. to 4:30 p.m. CLOSED FOR LUNCH FROM 12:30 P.M. TO 1:30P.M. Appendices - 21 - �Iosco County 2023-2027 Parks and Recreation Plan DISCLAIMER: This e-mail, including attachments, may include confidential and/or proprietary information, and may be used only by the person or entity to which it is addressed. If the reader of this email is not the intended recipient or his or her authorized agent, the reader is hereby notified that any dissemination, distribution or copying of this e-mail is prohibited. If you have received this e-mail in error, please notify the sender by replying to this message and delete this e-mail immediately. Appendices - 22 - �Iosco County 2023-2027 Parks and Recreation Plan RE: 5 year Recreation Plan Supervisor@baldwintwp-mi.org <Supervisor@baldwintwp-mi.org> Tue 8/9/2022 1:43 PM To: Kathleen Murphy <kmurphy@ioscocounty.org> I'm having a hard time finding information online about Iosco County Parks and Recreation. Is there a current digital copy of the master plan available? Baldwin Township general suggestions: -Improve Community/ Online Presence -Improve Grant Application Process -Educate communities on what the Iosco County Parks and Recreation 5-year plan is and how if effects them -Educate communities on how to apply and what the grant is for -Reconsider a max award of $5,000.00 due to the increased cost of maintaining and improving assets -Promote "spur off" bike paths from the Iron Belle Trail, for Baldwin Township we would like to improve our bike path on Tawas Beach Road and extend it to the State Park. I will see if someone can attend as well. Thanks, Christopher Martin, Supervisor Baldwin Township 1119 Monument Rd, Tawas City, Mi, 48763 (989)362-8709 Appendices - 23 - �Iosco County 2023-2027 Parks and Recreation Plan From: Kathleen Murphy Sent: Tuesday, August 9, 2022 12:01 PM To: Supervisor@baldwintwp-mi.org Cc: Jamie Carruthers-Soboleski Subject: Re: 5 year Recreation Plan Hello Christopher, Thank you for taking the time to let us know that you will not be able to attend the meeting from 2-4pm. We would still like Baldwin Townships insight on the Parks and Recreation Master Plan. Would someone from the board be able to attend either the 2-4pm or 5-7pm meetings? Thank you, Kathleen Murphy, Secretary Iosco County Board of Commissioners P.O. Box 778 Tawas City, M/ 48764 (989) 362-4212 Appendices - 24 - �Iosco County 2023-2027 Parks and Recreation Plan losco County News Press Publishing Company Iosco County News Herald 110 W State St, P.O. Box 72 East Tawas, Michigan 48730 (989) 362-3456 Fax (989)3626601 Oscoda Press 311 State St., P.O. Box 663 Oscoda, Michigan 48750 (989) 739-2054 Fax (989)739-3201 August 10, 2022 Jamie Soboleski losco County Controller, Financial Director C/O losco County Parks and Recreation Board Iosco County Courthouse 422 W l,ake St Tawas City Ml 48763 To Mrs. Soboleski and members of the Parks and Rec Board, First off, thank you so much for considering me to be included in your stakeholder meeting. I truly appreciate it as editor of the Oscoda Press. I am unfortunately unable to attend the meeting personally as my schedule today does not allow me time to be in Tawas City. I felt compelled, however, to include my thoughts and ideas on paper to assist the board in their objective. I hope this letter will suffice in their efforts to gauge stakeholder options and ideas. On a macro scale, I believe that parks and rec should simply begin utilizing the millage funding they gathered over the last five years on projects in general. From a reporting standpoint of the county, I have not seen many projects save the recently approved AuSable River project in AuSable Township – since the passage of the millage. I know that the funding has to be used to maintain current Iosco County parks and recreational opportunities but opening ip new areas with the funding is very welcome as well. According to the original millage rate, approved in 2018, there should be around $1 million from the collections that end this year. That is a lot of funding for the county to be sitting on with spending it from a special millage. That is my opinion as a stakeholder and as a taxpayer. I think it would be great to expend some of those funds on the Van Etten Creek property acquired by the county located in Oscoda, that was slated to be developed into a park from its current “rustic area” feel. I am not sure what plans were in store for that area, but development is sorely needed. The river in the area is a very popular fishing location. I believe that the river access – which is a tributary of the AuSable River, with its branch joining up in downtown Oscoda – should be developed into more of alternative for canoe enthusiasts for those looking for an alternative to the AuSable River. The county-owned access by Van Etten Dam is really the only public access to the creek to speak of in Oscoda. It is under developed with a very bad parking area and is not handicapped accessible. Further, there are no facilities, such as outhouses, trash receptacles or picnic tables, for the use by the public. During the spring the Michigan Canoe Racing Association holds its annual Klondike Canoe Challenge, and from the spectator angle, it is the only area one can view the race without trespassing on private property. Further development would go toward supporting canoeing as a local sport and recreational opportunity. Appendices - 25 - �Iosco County 2023-2027 Parks and Recreation Plan I believe development of this area, which is truly a diamond in the rough, would be a great asset to not just Oscoda residents, but the entire county as well as visitors into the area. Although it is technically already a county “park”, it is not very welcoming to the average park visitor, in my opinion, and more suited for those willing to get their feet muddy and skin scratched up going through the brush to try to catch steelhead. It can be a great fishing spot, as well as a great park. Thank you for your consideration. Appendices - 26 - �Iosco County 2023-2027 Parks and Recreation Plan Appendix C Potential Funding Sources for Parks and Recreation Projects Funding General Fund Continue to allow for re-investment in facilities to avoid future increased maintenance costs and ensure revenue streams when possible. User Fee Continue to charge reasonable fees to participants of recreation programs and key facilities. Evaluate the fees annually to ensure they are providing the appropriate amount of funding to allow the programs to continue. Special Millage A property tax millage can be used to finance specific park and recreation projects such as parkland improvements and facility upgrades. A millage is an effective method to divide costs over time among all the taxpayers in the community to provide matching grant funds or finance projects out-right. A millage allows more flexibility in how the money is used than a bond. Although the current millage was not identified to be continued, a future millage could be considered once current funds have been distributed effectively. Bonds Several bond programs can be used to finance construction of parks and recreation facilities. General Obligation Bonds are issued for specific community projects and may not be used for other purposes. These bonds are usually paid for with property tax revenues. Revenue bonds are issued for construction of public projects that generate revenues. The bonds are then retired using income generated by the project. Michigan Department of Transportation The Transportation Alternatives Program (TAP) provides funding for numerous types of projects that support the enhancement of transportation facilities and promote safe and efficient multi-modal transportation methods. This is a reimbursement program that originally comes from the federal level and is administered by Michigan Department of Transportation (MDOT). A minimum of 20% local match is required for proposed projects. Michigan Department of Natural Resources Grants Michigan Department of Natural Resources Spark Grant is a $65 million grant program to help local communities that want to create, renovate or redevelop public outdoor opportunities for residents and visitors—especially those whose economic opportunities and health were hardest hit by the COVID-19 pandemic. Applicants must be local units of government or public authorities legally established to provide public recreation. Applicants may include a regional or statewide organization or consortium of local units of government or public authorities legally Appendices - 27 - �Iosco County 2023-2027 Parks and Recreation Plan established to provide public recreation. An eligible financial match is encouraged but not required. A community planning process is encouraged but not required. Application are expected to be opened for a 6-week period for grants ranging from a minimum of $100,000 to a maximum of $1 million – and will be distributed in three rounds: Round one: $15 million by the end of 2022. Round two: $25 million in spring 2023. Round three: $25 million in summer 2023. The Michigan Department of Natural Resources Trust Fund (MNRTF) Grant provides funding assistance for state and local outdoor recreation needs, including land acquisition and development of recreation facilities. This assistance is directed at creating and improving outdoor recreational opportunities and providing protection to valuable natural resources. These are grants between $15,000 and $300,000 with a required minimum local match of 25 percent. Final engineering and construction services are covered at a maximum of 15%. The Land and Water Conservation Fund (LWCF) provide grants to local units of government to acquire and develop land for outdoor recreation. At least 50 percent match on either acquisition or development projects is required from local government applicants. The Michigan Department of Natural Resources (DNR) makes recommendations to the National Park Service (NPS), which grants final approval. The Michigan Recreation Passport Grant program is funded by sales of ‘passport’ opt in participation for those wishing to access or support Michigan parks as part of their license renewal. Eligible projects are targeted for renovation and improvement to existing parks. Grants range from $7,500 to $150,000 with a minimum 25% local match, with the anticipation that the maximum grant amount will increase as revenue from sales of the Recreation Passport also increases. The Michigan Invasive Species Grant Program is funding that deals with the issues of prevention, detection, eradication and control for both terrestrial and aquatic invasive species in Michigan. The scope of the grant must prevent new invasive species from being introduced, strengthen state-wide invasive species early detection and response network, limit the dispersal of recently confirmed invasive species and manage and control widespread, long-established invasive species. These grants are between $25,000, with a maximum grant amount between $60,000 and $400,000. Clean Vessel Act – Boat Pumpout Grants are available for funding upgrades to marine sewage disposal facilities or new pumpouts and dump stations. These grants are available to public and private facilities; pending that they are open to the public. Funding that is made available for this grant are approximately $200,000. Appendices - 28 - �Iosco County 2023-2027 Parks and Recreation Plan Waterways Program Grant is available for communities to provide both financial and technical assistance for design and construction of public recreational boating facilities (including statesponsored harbors and mooring facilities). Information that is collected deals with traffic for the harbor and the last three financial summaries for the harbor. The amount depends on the base amount for the project; the grant normally provides 50% of the estimated project cost. Boating Infrastructure Grant is also offered from the MDNR providing federal assistance for the design and construction of public recreational harbor facilities. Grant funds are used to cover 75% of the total approved project costs for construction of infrastructure improvements. State Water Trail Designation Program is a new program that is under the direction of the MDNR that will classify certain water trails in communities as state water trails. Partnering groups and organizations would be vital in supporting the community in pursing the grant. Funding sources are still being reviewed and analyzed; but funding is expected to be finalized in 2019. Other DNR grants include specialized opportunities such as the Urban and Community Forestry (UCF) program, funded through the USDA Forest Service’s State and Private Forestry program and the Water Trail Designation Program. Local units of government, nonprofit organizations and schools are eligible to apply. Projects include street and park tree management and planning activities; urban forestry training and education events; tree plantings; and Arbor Day celebrations. Michigan Department of Environmental Quality (MDEQ) Grants: Funding sources in the MDEQ are available through the Clean Michigan Initiative (CMI) program. Funding is used to secure and provide protection for water and coastline areas to prevent contamination and erosion control. Some of the grants available include the Waterfront Redevelopment Grant, which deals with increasing public access to the waterfront and supporting economic development in areas. Another grant through the MDEQ are Coastal and Estuarine Land Conservation Program (CELCP) Grant which deals with coastal areas, protecting rare and threatened species and natural communities. Maximum grants are capped at $1,500,000 with no minimum grant requirement. The Coastal Zone Management (CZM) Grant is available to those communities with direct Great Lakes access. The total grant funds available are not to exceed $100,000, with an equal match from the community. Community Development Block Grants (CDBG) Projects eligible for CDBG funding must be in a low-moderate income service area and/or provide access to the disabled to qualify. Investments using CDBG funds must provide a documented benefit to low-moderate income households. Projects eligible for funding include public infrastructure improvements and those that provide ADA accessibility. Appendices - 29 - �Iosco County 2023-2027 Parks and Recreation Plan MEDC Patronicity Crowd Funding The Michigan Economic Development Corporation (MEDC) has developed an additional way of securing funding for community development projects by using crowdfunding to support developments. Communities, non-profits, and municipalities can submit projects by applying to the Patronicity campaign. The projects that meet the programs parameters and successfully crowd-fund their goal will receive a matching grant from the MEDC of up to $50,000. Donations Businesses, corporations, private clubs, community organizations and individuals will often contribute to recreation and other improvement programs to benefit the communities in which they are located. Private sector contributions may be in the form of monetary contributions, the donation of land, the provision of volunteer services or the contribution of equipment or facilities. Michigan Natural Resources Tree Planting Grants Through the Michigan Department of Natural Resources, there are three tree planting, grant programs that will assist in funding landscape enhancements at the park and reforesting projects. Applicants must provide at least 50% of the total project cost. Conservation Easements A conservation easement is a method of preserving open space that is guaranteed through formal documentation. Rather than obtaining fee simple or complete ownership, an organization or community can purchase or acquire by gift an 'easement' to the property. Public-Private or Public-Public Partnerships Reduced funding at the public and private sector has created a need for various partnerships between public and private entities, as well as between two or more public entities to accommodate specialized large-scale recreation demands. Foundations A foundation is a special non-profit legal entity established as a mechanism through which land, cash and securities can be donated for the benefit of parks and recreation services. The assets are disbursed by the foundation Board of Directors according to a predetermined plan. These grant funding opportunities can be accessed through the Michigan Foundation Directory. Appendices - 30 - �Iosco County 2023-2027 Parks and Recreation Plan Appendix D Community Grant Application The Iosco County Community Grant Program was established by the Iosco County Parks and Recreation Commission to assist local units of government and other organizations eligible by State Statue in improving their community parks and recreation opportunities. Grants will be awarded by the Iosco County Parks and Recreation Commission throughout the year. The maximum grant award shall be $25,000.00 per year per organization based upon a rolling calendar year. All work must be completed, and invoices submitted, and the project inspected before funds will be disbursed. A project budget must be submitted including detailed cost of the project and all sources of funds to be used to fund the project. Please also include the estimated amount of any in-kind services provided by your organization such as labor, equipment use, etc. Questions regarding the grant application can be directed to the Iosco County Parks and Recreation Commission at (989) 362-4212. • Date of Application • • • • • • Name of Governmental Unit/Eligible Organization Address Contact Person Contact Person's Telephone Number Location/Address of Proposed Project Purpose Of Proposed Funding requested (Use additional pages if necessary to explain the purpose of this project' • • Timeline for Completion of the Project Please provide a drawing of the project site and/or other substantiating documentation relating to this project. (Use additional pages as necessary) Are Permits Required for this Project? Yes No If yes please provide information regarding these permits (DNR, EGLE, USES, County Zoning, etc.) along with the current status of those permit requests. Please provide any additional information that may be helpful in support of this project. • • Appendices - 31 - �Iosco County Appendix E 2023-2027 Parks and Recreation Plan 2022 and 2023 Budgets Appendices - 32 - �Iosco County 2023-2027 Parks and Recreation Plan Appendices - 33 - �Iosco County 2023-2027 Parks and Recreation Plan Appendices - 34 - �Iosco County Appendix F 2023-2027 Parks and Recreation Plan Copy of Public Notice Appendices - 35 - ���Iosco County 2023-2027 Parks and Recreation Plan Appendix G Adoption Documentation Appendices - 36 - ���February 15, 2023 THIS BEING THE REGULAR MEETING OF THE IOSCO COUNTY BOARD OF COMMISSIONERS ON February 15, 2023 PURSUANT TO SCHEDULE. PARTICIPATION VIA ZOOM AND IN PERSON. _____________________________________________________________________________________ This being the regular session, the meeting was called to order at 9:30 a.m. by Chairman O’Farrell. Commissioners Present in person: Robert W. Huebel, III (District 1), Terry Dutcher (District 2), Charles Finley (District 3), Brian Loeffler (District 4), Jay O’Farrell (District 5) Commissioners Absent: None. CALL TO ORDER/ROLLCALL/PLEDGE OF ALLEGIANCE ADOPTION OF AGENDA Dutcher motions and Loeffler seconds. All ayes. Motion carried. APPROVAL OF BOARD MINUTES – February 1, 2023 Dutcher motions and Loeffler seconds. All ayes. Motion carried. APPROVAL OF COMMITTEE MINUTES – February 1, 2023 Dutcher motions and Finley seconds. All ayes. Motion carried. PUBLIC COMMENTS None. UNFINISHED BUSINESS None. NEW BUSINESS Gloria Brooks, Develop Iosco President – Develop Iosco Annual Report Information Only Public Hearing – Adoption of the 5-Year Master Recreation Plan 2023-022 �Carried on the following roll call: Ayes: Huebel, Dutcher, Finley, Loeffler, and O’Farrell. Nays: None. Abstain: None. Absent: None. Vacant: None Jamie Carruthers-Soboleski, County Controller/Finance Director – 125th Anniversary of the Michigan Association of Counties 2023-023 Carried on the following roll call: Ayes: Huebel, Dutcher, Finley, Loeffler, and O’Farrell. Nays: None. Abstain: None. Absent: None. Vacant: None Jamie Carruthers-Soboleski, County Controller/Finance Director – Appointment of Roger Houthoofd to the Economic Development Commission 2023-024 Carried on the following roll call: Ayes: Huebel, Dutcher, Finley, Loeffler, and O’Farrell. Nays: None. Abstain: None. Absent: None. Vacant: None Jamie Carruthers-Soboleski, County Controller/Finance Director – Accept the Bid for the Annex Roof Project 2023-025 Carried on the following roll call: Ayes: Huebel, Dutcher, Finley, Loeffler, and O’Farrell. Nays: None. Abstain: None. Absent: None. Vacant: None Nancy Huebel, County Clerk – Establishing Authorized Signatories for MERS Contacts and Service Credit Purchase Approvals 2023-026a Carried on the following roll call: Ayes: Huebel, Dutcher, Finley, Loeffler, and O’Farrell. Nays: None. Abstain: None. Absent: None. Vacant: None Nancy Huebel, County Clerk – MERS Participation Agreement 2023-026b Carried on the following roll call: Ayes: Huebel, Dutcher, Finley, Loeffler, and O’Farrell. Nays: None. Abstain: None. Absent: None. Vacant: None COMMITTEE REPORTS Scott Frank, Iosco County Sheriff – Purchase a 2023 Chevrolet Tahoe 2023-027 Carried on the following roll call: Ayes: Huebel, Dutcher, Finley, Loeffler, and O’Farrell. Nays: None. Abstain: None. Absent: None. Vacant: None Approve the Salaries and Per Diems for the Month of February 2023 2023-028 Carried on the following roll call: Ayes: Huebel, Dutcher, Finley, Loeffler, and O’Farrell. Nays: None. Abstain: None. Absent: None. Vacant: None Approve the Statutory Finance Committee Minutes of February 1, 2023 as presented 2023-029 �Carried on the following roll call: Ayes: Huebel, Dutcher, Finley, Loeffler, and O’Farrell. Nays: None. Abstain: None. Absent: None. Vacant: None Finley – 911 Meeting Huebel – Cedar Lake Improvement Board with comments from Carruthers-Soboleski. Dutcher – NEMCOG Meeting. Loeffler – ITC Meeting. EDC Meeting. MISCELLANEOUS Finley – Commissioners for Compression at the Eagle’s in Hale on 2/18/2023 from 9 am to 5 pm. Camp 911 at Goodar Township is on July 8, 2023. 911 Board Meeting – Signs for the Community to learn hands on CPR. Huebel – Metal Detector – Shooting at MSU. Doesn’t bother him to go through the metal detector here. PUBLIC COMMENT None. COMMUNICATIONS Dutcher – Cathy Wusterbarth – Will be addressed in the Committee of the Whole. It is regarding PFAS. ADJOURNMENT The business for the day having been addressed, meeting adjourned at 10:52 a.m. until 9:30 a.m. March 1, 2023. Motioned by Dutcher and seconded by Finley. All ayes. Motion carried. Nancy Huebel County Clerk Donald J. O’Farrell Chairman ����������LETTER OF TRANSMITTAL TO: Attn: Iosco County Planning Commission PO Box 778 Tawas City, MI 48764 Clerk cc: DATE: JOB NO.: 4-6-23 22c0147 RE: 5 Year Rec Plan Shipped via: By 10:30am next business day By end of next business day Standard delivery If shipping via UPS please (989) 362-4212 provide Recipient's Phone No. WE ARE SENDING YOU: Attached Under separate cover via COPIES DATE 1 April 2023 NO DESCRIPTION Iosco County 5 Year Recreation Plan THESE ARE TRANSMITTED: For your use As requested Other: REMARKS: Note the attached copy of the County's 5 Year Recreation Plan for your records Signed: _______________________________ Doug Schultz, Sr Project Manager This communication contains privileged or confidential information intended exclusively for the use of the Person(s) or Entity named above. If the reader of this cover page is not the intended Recipient, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited. If you have received this communication in error, please telephone (collect) the Sender immediately. Thank you very much. �LETTER OF TRANSMITTAL TO: Attn: East Michigan Council of Govmt 3144 Davenport Ave Suite 200 Saginaw MI 48602 Clerk DATE: 4-6-23 JOB NO.: 22c0147 RE: 5 Year Rec Plan Shipped via: By 10:30am next business day By end of next business day Standard delivery If shipping via UPS please provide Recipient's Phone No. cc: WE ARE SENDING YOU: Attached Under separate cover via COPIES DATE 1 April 2023 NO DESCRIPTION Iosco County 5 Year Recreation Plan THESE ARE TRANSMITTED: For your use As requested Other: REMARKS: Note the attached copy of the County's 5 Year Recreation Plan for your records Signed: _______________________________ Doug Schultz, Sr Project Manager This communication contains privileged or confidential information intended exclusively for the use of the Person(s) or Entity named above. If the reader of this cover page is not the intended Recipient, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited. If you have received this communication in error, please telephone (collect) the Sender immediately. Thank you very much. � 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 Iosco-County_Parks-and-Recreation-Plan_2023 Creator An entity primarily responsible for making the resource Iosco County Parks and Recreation Commission, Iosco County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2023-02-15 Title A name given to the resource Iosco County Five Year Parks & Recreation Plan Description An account of the resource The Iosco County Five Year Parks & Recreation Plan was prepared by the Iosco County Parks and Recreation Commission and was approved by the Board of Commissioners on February 15, 2023. Subject The topic of the resource Recreation--planning Iosco 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/b9c8d352e175aa36a8b47b8bf02479c2.pdf f605d008baa720f2dbcbcf91952b6dca PDF Text Text ... I ie · Chapter 51 - I ~oni~; . -,;~-~ ~ ·-, l'~--~\ . :-'. ~.-·_.,-.:;~_,_-~. · , - ~ ... :,._...,i."t.- . - -:- .... -....~ . .- .,. ~-"f S . .5 -, ;· . ·'" . ·- ' ;-;. )_ .- - . ,: .-· ,,. ; ~ ~ -:... ·.~TITLE ·V ~ ZONl~G.rAND P~ANNING CHAPTER 51 ZONING ARTICLE I - SHOR T TITLE 5 . 1. Short Title . This Chapter shall be known and may be cited as the City of Ionia Zoning Ordinance . ARTICLE 1I - CONSTRUCTION OF LAXG UAGE A'.\"D DEF INITIONS G. 5 . Construction of Language. The following rules of construction apply Lo the text of this Chapter: (1) The particular shall control the general. (2) In cases of any clifforencc of meaning or implication between the tc:>rt ol this Chapter and any caption or illustra tion, the text shall control . (3) The word "shall" is always mandatory and not discretionary . The word "may" is pL•r missive . (-l) \\'ords used in the present tense shall include thC' future; and words used in the singular number shall include the plural, and the plural the singul::tr, unless the conll:xt clearly indicates the contrary . (5) A "building" or "structure" inc l udes any part thereof. /G) The phrase "used for" includc·s ''arranged for", "designed for'', "intended for", "maintained for" , or •·occupied for" . (7) The word ''person" includes an individual, a corporation, a partnership, an incorporated association, or any otlK·r similar entity . �~ _5_._G_·______________T_it_l_e_\_r___z_o_n_i_·n_g_·_a_n_d_P_la_nn__ir_ig_, f / (8) (9) Unless the context clearly indicates the contrary, wlwre a regulaLion involves two or more items, conditions, provisions, or events connected by tho conjunction ''and", "or", "either ... or", the conjunction shall be interpreted as follows: (a) "And" indicates that all the connected items, conditions, provisions, or events shall apply. (b) "Or" indicates that the connected items, conditions, provisions, or events may apply singly or in any combination. (c) "Either .. . or" indicates that the connoctc,cl items, conditions, provisions or events shall apply singly but not in combination. Terms not herein defined stall have the meaning customarily ass igncd to them. 5. G. Definitions - (A-TI) (1) Accessory Use. or Accessory: An "accessory use'' is a use which is clearly incidental to, customarily found in connection with, and (except in the case of accefsory offstreet parking space or loading) located on the same zoning lot as the principal use to which it is related. \\'hen "accessory" is u -eel in the text, it shall ha\·c· the same meaning as accessory use. An accessory use includes, but is not limitc•d to, the following: (a) Residential accommodations for servants and / or care takers. (b) Swimming pools for tbe use of the occupants of a residence, or their guests. (c) Domestic or agricultural storage in a barn, shed, tool room, or similar accessory building or other structure. (d) A newsstand primarily for the convenience' of the occupants of a building, which is located wholly within ., • f �5. 6 Chapter 51 - Zoning such building and has no exterior signs or displays . Storage of merchandise normally carried in stock in c onnection with a business or industrial use, unless s uch storage is excluded in the applicable district reg ulations. (f) Storage of goods used in or produced by industrial uses or related activities unless such storage is excluded in the applicable district regulations . (g) Accessory off-street parking spaces, open or enclosed, subject to the accessory off-sh·eet parking regulations for the district in which the zoning lot is located . (h) Uses clearly incidental to a main use such as but not not limited to: offices of an industrial or commerci al complex located on the site of the commercial or industrial complex . (i) Accessory off-street loacling, subject to the offs treet loading regulations for the district in which the zoning lot is located . (j) Accessory signs, subject to the sign regulations for the district in whicl1 the zoning lot is locatc>d . Alley:- Any dediculed public way affording a secondary means of access to abutLing property , and not intended for general traffic cir-eulation . (3) Alterations: Any change, addition, or modification in construction or tyµ<: of occupancy, or in the structural members of a building, such as walls or partitions, columns, beams or girders, the consummated act of which may be referred to herein as "altered" or "reconstructed". (4) Apartment: A sui te of rooms or a room in a multiplefamily building arranged and intended for a place of residence of a single family or a group of individuals living together as a single housekeeping unit. (5 ) Auto Repair Station: A place where_~, /.\.long with the sale .L r.r ~ . ~ ... .. ~..,. ... ' •·• ~:'-• ~ -,:\ ..:. ,.,··. ' ., . �Title V - Zoning and Planning of engine fuels, the following services may be carried out: general repair, engine rebuilding, rebuilding or reconditioni9-g of motor vehicles, collision service, such as body, frame, or fender straightening and repair; overall painting and undercoating of automobiles . (6) Basement: That portion of a building which is partly or wholly below grade but so located that the vertical distance from the average grade to the floor is greater than the vertical distance from the average grade to the ceiling. A basement shall not be counted as a story . (7) Block: The properly abutting one side of a street and lying bei\veen the Lwo nearest intersecting strc<:ts, (crossing or terminating) or between the nearest such street and railroad right-of-way, unsubdivided acreage, lake, river or live stream or between any of the foregoing and any other barrier to the continuity oi development, or corporate boundary lines of the municipality. (8) Building: Any structure, either temporary or permanent, having a room suµported by columns or walls, ancl intended for the shelter or enclosure of persons, animals, chattels, or property of any kind. (S) Building Ilcight: The vertical distance measured from the established grade Lo the highest point of the roof structure for flat roofs; Lo the deck lino of mansard roofs; and to the average height between eaves and ridge for gable , hip, ru1d gambrel roofs. Where a building is located in sloping terrain, the height may be measured from the average ground level of the grade at the building wall. (10) Building Line: A line formed by the face of the building, and for the purpose of this Chapter, a minimum building line is the same as a front setback line. ,.. ' . , •''·... I. ,<. -l ~- .. ~ '.' . ' --::·i',,.,; ~ ... '\ :~ .:,~;~-~ <. ....,,, ~ ,. ~t:.i, �,:g·m z:w•"rrc ' ~..--;. ; -. ,\,t--C:.,i -- 1 i •, 0 if -g ..,r, Vl N . 0 ,[I 2 ~ 1/,. l tf STORY _HORy ,f. 1 ---- Jt: "'-.;. .·,,, AI e J ·. JJ A - ----- ------------- -------*-----AVERAGE GRADEl, C B BASEMEN_J .> !. C HQfil'. "A" GREATER THAN •9• 15 STORY "c" "A" LESS THAN •e• "C" IS BASEf:fEUT ~,·.!. ,., ...,, cy'' :~ ,· ~ , BASEMENT . ~ \,.., ,. ." C, n' .;~~~?~ I· ~.,, a STORY :,( ~< ~: ., ~ ,"!' ~~';;-~-'--,.-.~-:"--~- -!~_''_:_..::_ ~ ~r.,.~, ' ·' .. ~ <..r,-:'~;" .iT. - :.;._.';, 't . ~. ~ ,. �T itie \ - Z on lo p; and P lan nrn g H H MANSARD ROOF HIP ROOF 11. 2 H H GAMBREL ROOF H • HEIGHT OF GABLE ROOF BUILDltlG BUILDING HEIGHT ' I I \ ,. \ ,..__ : i ..... ~r-· . _, ,.I ' �5.6 Chapter 51 - Zoning 0 • - ...;;I ~ ...z I-~ - !to ~ I" ·::, ~ r-- Z 0 "' ~ I "N,"Q"l,I 1' ~170nd C .,a: ...>- I I z I I 0 a: u. z l£J "i " ~-- z ..J ...w er: ... I l- C) z ILi - I - C ..J (/) I I L _ :::> L__ i__ _J I m Ir . .: L . ~- , ;_ f, ,: -· ~ :-."'i ~{ ~' ,, ., .... ... ,. . -- ,,.... ., ..., . . __,. �~ - 5_ ._7 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ T_i_tl_c_\'_ -_z_ o_n_ing _o-_a_n_d_ P_l_an_n_in_g_ f l 5 . 7. Definitions - (C - D) (1) Clinic : An establishment where human patients who are not l odged' overnight are admitted for examination and treatment by a group of physicians, dentists or similar professions. (2) Club: An organization of persons for special purposes or for the promulgation of sports, arts, science:s, literature, politics, or the like, but not operated for profit. (3) Convalescent or :Nursing Home: A structure with sleeping rooms, where persons are housed or lodged and are furnished with meals, nursing and medical care . (--l) Development: The construction of a new building or other structure on a zoning lot, the relocation of an existing building on another zoning lot , or the usc of open land for a new use . (5) District : A portion of the incorporated area of the municiµality within which certain regulations and requirements or various combinations thereof apply under the provi s i ons of t his Chapter. (6) Drive - in: A business establishment so developed that its retail or service character is dependent on providing a driveway approach or parking spaces for motor vehicll's so as to serve patrons while in the motor vehicle rather than within a building or structure . (7) Dwelling Unit : A building or portion thereof, designed for occupancy by one (1) family for residential purposes, having cooking facilities, and a gross floor area of not less t han five hundred (500) square feet. (8) Dwelling, One-family: A building designed exclusively for and occupied by one (1) family. (9) Dwelling, Two-family : A building designed exclusively for occ upancy by two (2) families living independently of eac h other . (10) ,Dwelling , Multiple-family: A building, or a portion ther eof, designed exclusively for occupancy by thr~e '{3) ';. :~ . - :~·, ( \. . ., . : -:.. )' ·~. i . '~·· ,, ~ .".:"- oft . ·, . . ~·.....; ' �5.8 Chapter 51 - Zoning or more families living independently of each othl'r. 5. 8. Dcfillitions - (E-F) (1) Erected: Built, constructed, altered, reconstructed, moved upon. or any physical operations on the premises ,,hich are required for construction, excavation, fill, draina~c, and thl like, shall be considered a µart ol erection. (2) Essc,ntial Services: The erection, construction, alteration or maintenance by public utilities or mw1icipal departments of underground, surface, or overhead gas, electrical, steam, fuel or water transmis:;ion or distribution system, colllction, communication, supply or disposal systems, including towers, poks, wire:;, mains, drains, sewers, pipes, conduits, cable s , fire alarm and police call boxes, traffic signals, hydrants and similar equipment in connection hen·with, but not including buildings which arc necessary for the furnishing of adequate service by such utilities or municipal departments for the general health, safety, or welfare. ( (3) Lxcavation: Any breaking of grow1d. except common household gardening and ground care. (--1.) Family: One or two persons or parents, with their direct lineal descL•ndants and adopted children (and including the domestic employees thereof) together with not more than two persons not so related, living together in the whole or part of a dwelling comprising a single housekeeping unit. Every additional group of two or less pl rsons living in such housekeeping wlit shall be consiclcrcd a separate family for the purpose of this Chapter. (5) Farm: The carrying on of any agricultural activity or the raising of livestock or small animals as a source of income. (6) Floor Area, Residential! For the purpose of computing the minimum allowable floor area in a residential dwelling unit, the sum of the horizontal areas of each story of the bUi~ding shall be measured from the exterior faces of ; . - I . ... .. . ~ ,A; 4 ..... - : .. ' �_:1;.~:,-;•s'.r~ , ...., . . :~ ~ .,., , ~i ('' .....-_,,;:·i' ~~ ,' .1· f ...;;.; ,,,. _.- ~:·~'t. ;~... \· ,...~•' ;,., •" . '·:\·~:- p,..;;, ,j_-"j,__,:" f I• ;_-:!J':t rr<.-:. '-l,., ·:1 .,..------, -i~ ~-\~1t~·\ - ~ '! .. ~ ·~1 ,.. l ~: r ' ,. -~·,.,., ,:t ; ·.~ '"· •I tJOFFICEI J'{. r ~ 6TOR. I '-~ . -., t .·,•• -i ...~( '\~; ··'t:11 . , .,, I '1 ,:t .........·~·~ .... •._.1}f, ·1t'·1"•--;:· i'. ·,,:\ ·'~-¼ ', · SALES 8 SERVICE i' ,? "' 1'.: ;·, ~ f ·,ii~~--.. \",j,:<',(, . '~,_-;1 ..... ,,., ' ;: E •?ct·>l? TOTAL FLOOR AREA .•I, '.,,: fl) USABLE FLOOR AREA --: (FOR PUR PO S ES OF COMPUTI NG PARKING) :~) r, N g I,, :=; ., OS ,-':" ,$ ·•i, .., ":;i",~ ' g_ FLOOR AREA ai g ij ' '•.t~.' ''<i ,\. :,---'.,,_ ....~ ...•-·t ;_J ,:, ,. -r?r~ ~:. /.~ .. : ,,.. " -::~ ~~-~-: . ~ ~ 3~-! �r a,,., 5.9 Chapter 51 - Zoning the exterior walls or from the centerline of walls separating two buildings. The floor area measurement is exclusive of areas of basements, unfinished attics, attached garages, breezeways and enclosed and unenclosed porches. (7) Floor Area, Usable (for the purposes of computing parking): That area used for or intended to be used for the sale of merchandise or services, or for use to serve patrons, clients, or customers, such floor area which is used or intended to be used principally for the storage or processing of merchandise, hallways, or for utilities or sanitary facilities, shall be excluded from this computation of "Usable Floor Area". l\leasurement sum of the horizontal areas of the several floors of the building, measured from the interior faces of the exterior walls. 5. 9. Definitions (1) (G -J) Garage, Private: An accessory building or portion of a main building designed or used solely for the storage of motor-driven vehicles, boats, and similar vehicles owned and used by the occupants of the building to which it is accessory. (2) Garage, Service: Any premises used for the storage or care of motor-driven vehicles, or where any such vehicles are equipped for operation, repaired, or kept for remuneration, hire or sak. (3) Gasoline Service Station: A place for the dispensing, sale, or offering for sale of motor fuels, directly to users of motor vehicles, together with the sale of minor accessories and services for motor vehicles, but not including major automobile repair. (4) Grade: The ground elevation established for the purpose of regulating the number of stories and the height of buildings. The building grade shall be the level of the growu:I adjacent to the walls of the building if the finished grade is level. If the ground is not entirely level, the grade shall be determined by averaging the elevation of the ground for each face of the dwelltng. _;, �~ -5_._1_ o_ _ _ _ _ _ _ _ _ _ _ _ _ _T_it_1_e_v __ -_z_on_i1_ 1g_· _a_n_d_ P_l_an _ n_in_g_ I (5) Hotel : A building or part of a building, with a common entrance or entrances, in which the dwelling units or rooming uµits are used primarily for transient occupancy, and in which one or more of the following services are offered : (a) Maid service (b) Furnishing of linen (c) Telephone, secretarial, or desk service (d) Bellboy service A hotel may include a restaurant or cocktail lounge. public banquet halls, ballrooms, or ml'eting rooms . (6) Junk Yard: An open area where waste, used or second hand materials are bought and sold, exchanged, stored, baled, packed, disassembled, or handled including buL not limited to scrap iron and other metal, paper, rags, rubber tires, and bottles. A "Junk Yard" includes automobile \\Tecking yards and includes any area of more than two hundred (200) square feet for storage, keeping or abandonment of junk but does not include uses established entirdy within enclosed buildings . 5 . 10 . Definitions - (K - L) (1) Kennel, Commercial: Any lot or premises on which three (3) or more clogs, cats or other household pets are either permanently or temporarily boarded. Kennel shall also include any lot or premises where household pets arc bred or sold . (2) Loading Space : An off-street space on the same lot with a building, or group of buildings, for the temporary parking of a commercial vehicle while loading and unloading merchand~se or materials. (3) Lot : A parcel of land occupied, or intended to be occupied, by a main building or a group of such buildings and accessory buildings, or utilized for principal use cUld uses ·accessory)hereto, together with such yards and open spaces as are r equired under the -provisions of this �Chapter 51 - Zoning 5 . 10 Chapter . A lot may or may not be specifically designated as such on public records . ( (4) Lot, Corner: A lot where the interior angle of two adjacent sides at the intersection of two streets is less than one hundred and thirty-five (135) degrees. A lot _abutting upon a curved street or streets shall be considered a corner lot for the purpose of this Chapter if the arc is of less radius than one hundred fifty (150) feet and tangents to the curve, at the two points where the lot lines meet the cun·e or the straight sh·eet line extended, form an interior angle of les s than one hw1dred thirty-five (135) degrees . (5) Lot, Interior: Any lot other than a corner lot. (6) Lot, Through: Any interior lot having frontage on two more or less parallel streets as distinguished from a corner lot. In case of a row of double frontage lots, all yards of said lots adjacent to street shall be considered frontage, and front yard setbacks shall be provided as required. (7) Lot, Zoning: A single tract of land, located within a single block, \\hich. at the time of filing for a building permit, is designated by its owner or developer as a tract to be used, developed, or built upon as a unit, under single ownership or control. A zoning lot shall satisfy this Chapter with re s pect to area, size, dimensions, and frontage as required in the district in which the zoning lot is located. A zoning lot, therefore, may not coincide vvith a lot of record as filed with the County Register of Deeds, but may include one or more lots of record. (8) Lot Area: The total horizontal area within the lot lines of the lot. (9) Lot Coverage: The part or per cent of the lot occupied by a building including accessory buildings. (10) Lot Depth: The horizontal distance between the front and r ear lot lines , measured along the median between the ··,., ·... ..... _ .I ' ,, �~ -o_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _T_it_lc_,·_- _z_on_in_g _an_d _Pl_aru_ n_· ng STRE E T i I I ,I , r INTERIOR ,THROUGH a CORNER LOTS ·,·"':. ,, -¥- ~ ~· ' .. :,.Y .- ~.' '•' •~ I I �Chapter 51 - Zoning 5.11 side lot lines. (11) Lot Lines: The lines bmmding a lot as defined herein: (a) Front Lot Line: In the case of an interior lot, is that line separating said lot from the street. In the case of a corner lot, or double frontage lot, is that line separating said lot from either street. (b) Rear Lot Line: That lot line opposite the front lot line. Jn the case of a lot pointed at the rear, the rear lot line shall be an imaginary line parallel to the front lot line, not less than ten (10) feet longlying farthest from the front line line and wholly within the lot. (c) ( Side Lot Line: Any lot line other than the front lot line or rear lot line. A side lot line separating a lot from a street is a side street lot line. A side lot line separating a lot from another lot or lots is an interior side lot line. (12) Lot of Record: A parcel of land, the dimensions of which are shown on a document or map on file with the County Register of Deeds or in common use by Municipal or County officials, and which actually exists as so shown, or any part of such parcel held in a record ownership separate from that of the remainder thereof. (13) Lot Width: The horizontal distance between the side lot line, measured at the two points where the building line, or setback line, intersects the side lot lines. 5.11. Definitions - (M-N) (1) • t Main Building: A building in which is conducted the principal use of the lot upon which it is situated. (2) Main Use: The principal use to which the premises are devoted _and the principaT purpose for which the premises exist. (3) ' Major Thorofare: An arterial street which is intended to serve as a large volume traificway for both the imme. diate rouru.c.ipal area and the region beyond, , and is · • ... ... ,: ~. -,J ~. II, ~ l ~t I I I I ·I: "i Ir . ~ _•i J - ..~ t'i �V_ -_ Zoning and Planning 5._11_ _ _ _ _ _ _ _ _ _ _ _ _ _Title o•_ ___ ___ __ _ _ __ designated as a major thorofarc, park·way, freeway, expressway, or equivalent term on the l\Iajor Thorofarc Plan to identify those streets comprising the basic structure of the Major Thorofare Plan. (4) Master Plan: The comprehensive plan including graphic and written proposals indicating the general location for streets, parks, schools, public buildings, and all physical development of the :\lunicipality. and includes any unit or part of such plan, and any amendment tu such plan or parts thereof. Such plan may or may not be adopted by the Planning Commission and/or the legislative body. (5) l\Iobile Home (Trailer Coach): Any vehicle designed, used, or so constructed as to permit its being used as a conveyance upon the public streets or highways and duly licensable as such, and constructed in such a manner as will permit occupancy thereof as a dwelling or sleeping place for one or more persons. (6) Mobile Home Park (Trailer Court): Any plot of grow1d upon which two or more trailer coaches, occupied for dwelling or sleeping purposes are located. (7) i\Iotel: A series of attached, semi-detached or detached rental w1its containing a bedroom, bathroom and closet space. Units shall provide for overnight lodging and arc offered to the public for compensation, and shall cater primarily to the public traveling by motor vehicle. (8) Municipality: The City of Ionia, Ionia County, l\lichigan. (9) Non-Conforming Building: A building or portion thereof lawfully existing at the effective date of this Chapter, or amendments thereto, and that does not conform to the provisions of the Chapter in the district in which it is located. (10) t Non-Conforming Use: A use which lawfully occupied a building or land at the effective date of this Chapter, or amendments thereto,.. and that does not conform to the , use regulations of the district in which it is located. (11) Nursery, Plant Materials.: A space, building or structur·e, or combination thereof, for -'!:he storag-e of live • j �Chapter 51 - Zoning 5.12 trees, shrubs, or plants offered for retail sale on the premises including prodt1cts t1sed for gardening or landscaping. The definition of nt1rsery within the meaning of this Chapter does not include any space, building or structure used for the sale of fruits, vegetables or Christmas trees. (12) ( Kuisance Factors: An offensive, annoying, unpleasant, or obnoxious thing or practice, a cause or source of an noyance, especially a conti1rning or repeating invasion of any physical characteristics of activity or Ltsc across a property line ,,•hich can be perceived by or affects a human being, or the generation of an excessive or concentrated movement of people or things, st1ch as: (a) noise (b) dust (c) smoke (d) odor (e) glare (f} fW1H~S (g) flashes (h) vibration (i) shock wave:; (j) heat (k) electronic or automatic radiation (1) objcctional cfflt1cnt (m) noise of congregation of people, particularly at night, (n) passenger traffic (o) invasion of nonabutting street frontsige by traffic. 5. 12. _DefiniLions - (0-S) (1) Off-Street Parking Lot: A facility providing vehicular ... ;,. . �I a ta.., Title V - Zoning and Planning "'5. 12 parking spaces along with adequate drives and aisles, for maneuvering, so as to provide access for entrance and exit for the parking of more than three (3) vehicles. (2) Open Front Store: A business establishment so developed that service to the patron may be extended beyond the walls of the structure, not requiring the patron to enter the structure. The term "Open Front Store" shall not in clude automobile repair stations or automobile service stations. (3) Parking Space: An area of definite length and width, sa id area shall be exclusi\"e of drives, aisles or entrances giving access thereto, and shall be fully accessible for the storage of parking of permitted vehicles. (4) Public Utility: A person, firm, or corporation, municipal department, board or commission duly authorized to furnish and furnishing under Federal, State or municipal regulations to the public: gas, steam, electricity, sewage disposal, communication, telegraph, transportation or water . (5) Room : For the purpose of determining lot area requirements and density in a multiple - family district a room is a living room, dining room or bedroom, equal to at least eighty (80) square feet in area. A room shall not include the area in kitchen, sanitary facilities, utility provisions, corridors, hallways, and storage. Plans presented showing 1, 2, and 3 bedroom units and including a "den", "library" or other extra room shall count such extra room as a bedroom for the purpose of computing density . (6) Setback: The distance required to obtain front, side or rear yard open space provisions of this Chapter. , (7) Sign : The use of any words, . numerals, figures, devices, designs, or trademarks by which anything is made known such as are· used to show an individual, firm, profession, _ or business, and are visible to the general publi~. Sign, Accessory; A sign whtch is accessory to the prin- ,.. , _(8) cipal use of the premfses. :>~ , ~- ~; ' ~ ' ; 1I I �Chapter 51 - Zoning (9) 5 . 13 Sign, Non-Accessory: A sign which is not accessory to the principal use of the premises. (10) Story: That part of a building except a mezzanine as defined herein, included between the surface of one floor and the surface of the next floor, or if there is no floor above, then the ceiling ncx1; above. A story thus defined shall not be counted as a story when more than fifty (50) percent, by cubic content, is below the height level of the adjoining ground. (11) Story, Half: An uppermost story lying under a sloping roof having an area of at least two hundred (200) square feet with a clear height of se ven feet six inches (7 - 6). For the purposes of this Chapter the usable floor area is only that area having at least four feet (4) clear height between floor and c e iling. (12) Street: A public dedicated right-of-way, other than an alley, which affords the principal means of access to abutting property. (13) Structure: Any thing constructed or erected, the use of which requires location on the ground or attachment to something having location on the ground. 5.13. Definitions - (T-Z) (1) Temporary Use or Building: A use or building permitted by the Board of Appeals t o exist during periods of construction of the main building or use, or for special events. (2) Use: The principal purpose for which land or a building is arranged, designed or intended, or for which land or a building is or may be occupied. (3) Yards: The open spaces on the same lot with a main building occupied and unobstructed from the ground upward except as otherwise provided in this Chapter, and as defined herein: (a) Front Yard: An open space extending the full width of tbe lotl the depth oi which is the minimum . -, .... �r ... ~ ,. '1 ".... ;~ u li.,: ,~~ '! ytl~_- f.,?·•~ .• " ~ <...' ... £•~~t. •; i' ,,:, \ ,t " ;,,. UNFINISHED ATTIC r-., .1; r.. ~ ... ~ r I.,, ~ .~•~,}: ~ .._ !... ,(r~· . ..'~ •'-· MEZZANINE ~1; ,~..,,,!f· ... ~ t. ~(~,,;,,. ~ ,; ,....,. (, ; ;~ t FLOOR AREA NOT TO EXCEED 30 % OF FLOOR B ELOW I ·,. I 2ND STORY ,. ~ j ft; I l '·~ ,:- ~~ i,l< ,r-,..•.-:-•i ,. • °'> f, 1..·.~- .:-,; ' 1sr 1(1·'· .. . ·f , GRAD~' ·'ff. LINE • ... I~, . ..,~. , 'I ] ,( STORY .. I l-__, '----- BASEMENT --- 2 ;, I ~~ / / <: D N FLOOR 8 ARl;A ' i=. " aq "'A. ;j -"l,•/ " 'tJ ,,1.•'. '4•· ,,,)~ "5· 5 BASIC STRUCTURAL TERMS ~·' ,; \~ ,i ,._ ;, ). 1, I ~•·· r,. ''l £·~...!.·: ~.:.-.:- .-. _·.:!". . . :...L.:. •·- - -'-·\ �Chapter 51 - Zoning 5.13 ( f~ :.. . <1 >- I- z o: ·E ~ J .... _, 0 ...z 0 0: V ,' 1-- w w er I-- en SIDE l YARDS - ,,.,,... t .). l . . . • f (' .. �)f Title V - Zoning and Planning 5.13 ~ I horizontal distance between the front lot line and the nearest point of the main building. (b) Rear Yard:--.An open space extending the full width of the l ot the depth of which is the minimum horizontal distance between the rear lot line and the nearest point of the main building. In the case of a corner lot, the rear yard may be opposite either street frontage . (c) Side Yard: An open space between a main building and the side lot line, extending from the front yard to the rear yard, the width of which is the horizontal distance from the nearest point on the side lot line to the nearest point of the main building. Zoning Exception~ Varia~ -(a) Exception: Exception is a use permitted only after review of an application by the Board of Appeals or Commission other than the administrative official (Building Inspector), such review being necessary because the provisions of this Chapter covering conditions, precedent or subsequent, are not precise enough to all applications without interpretation, and such ·~eview i\required by this Chapter. (b) Variance: A modificat¼!L._~~':..~~ - ~e Zonin.1l_Chap!ex..gr'.:1-n!;d whe~ _stri~~t:!o:r:cement _Jlf: the 2.QJ1ing Chapter wowdcause undue haraslup _.2wing to circumstances l@~~ivid11a~_:; ~ty on which~ ~aJj___anc~is grante~. _ The crucial points of variance are undue harclshiJ} --~-r=:~::-:=::-:-::-:-:-s,..,.:.~,_....;.: --- -- ___, . ~and unique circumstances i:PP g _§~~ •A var~an~ is not justified u l i r e ~ ~ t s are,,. ~ t iILthe ca~e~ ,_ I . The "Exception" .differs from the "Vari~ce" in sexeral respects. '"An exceptiorrdoes not require "undue hardship" in order to be allowable. The exce"ptions that are found in this Chapter appear as "special approval" l:)y Planning Commission, legishtt,cye-bodY., or Board o'I Appeals. These land uses ;,,+ "•. ~ ... " �Chapter 5 1 - Zoning 5. 21 c ould not be conveniently allocated to one zone or another , or the effects of such uses could not be def.initely foreseen as of a given time. The general , c haracteristics of these uses include one or more of the following : i. ii. --iii. They require large areas, They are infrequent, They sometimes create an unusual amount of traffic, _ i\'.. , . They are sometimes obnoxious or hazardous, v . They are required for public safety and convenience. ARTICLE III - ZONING DISTRICTS AXD MAP 5 . 20 . Districts Established. For the purpose of this Chapter the City of Ionia is hereby divided into the following districts: Residential R-1 R-2 R-3 RT RM - 1 RM-2 '" Districts One-Family Residential District One - Family Residential District One - Family Residential District ,Two-Family Residential District - l\'Iultiple-Family Residential District - Multiple-Family Residential District Nonresidential Districts B- 1 - Neighborhood Business District B-2 - Community Business District B- 3 - General Business District I-1 - Light Industrial District 5.21. District .Boundaries. The boundaries of these districts a r e hereby established as shown .on the Zoning Map, City of Ionia Zoning Chapter, which accompanies this Chapter, and which map · with all notations, references, and other information shown t hereon .shall be as. m uch a part of this -Chapter as if fully �Title V - Zoning and Planning ( described herein .. The Official Zoning l\fap shall be on file in the City Clerk's Office . The Planning Commission may maintain a map or maps of a larger scale for reference purposes . J 5 . 22 . District Boundaries Interpreted . \\'here uncertainty exists with respect to the boundaTies of the various districts as shown on the Zoning Map, the following rules shall apply: (1) Boundaries indicated as approximately following the center lines of streets, highway, or alleys, shall be construed to follow such center lines. (2) Boundaries indicated as approximately following platted lot lines shall be construed as following such lot lines. (3) Boundaries indicated as approximately following City limits shall be construed as following City limits. (4) Bow1daries indicated as following railroad lines shall be construed to be the midway between the main tracks . (5) Boundaries indicated as following shore lines shall be construed to follow such shore lines, and in the event of change in the shore line shall be construed as moving with the actua.l shore line; boundaries indicated as approximately following the center line of streams, rivers, canals, lakes, or other bodies of water shall be construed to follow st,ich center lines. (6) Boundaries indicated as parallel to or extensions of features indicated in subsections 1 through 5 above shall be so construed. Distances not specifically indicated on the official Zoning Map shall be determined by the scale of the map . I (7) Wb.ere physical or natural features existing on the ground are at variance with those shown on the official Zoning Map, or in other circumstances not covered by subsections 1 through 6 above, the Board of Appeals shall interpret the district boundari~s. 5:-23. Zoning of Annexed Areas. Whenever any area is annexed tQ the City of Ionia one of the following conditions will ,.\3-pply: �5. 32 Chapter 31 - Zoning r (l) Land that is zoned previous to annexation shall be classified as being in whichever district of this Chapter most closely conforms with the zoning that existed prior to annexation, such classification to be recommended by the Planning Commission to the City Council and the Cow1cil shall approve same by resolution. (2) Land not zoned prior to annexation shall be automatically classified as an R-1 District until a Zoning :\lap for said area has been adopted by the City Council. The Planning Commission shall recommend the appropriate zoning districts for such area ,1ithin three (3) months after the matter ic- referred to it by the City Council, or ,,•ithi.n one (1) year after the• annexation is completed. 5.2 --L Zoning of \ ·acatcd Area s . \\"henevcr any street, alley or other public way, within the City of Ionia shall be.· ,·acate d such !::'trcet, alley or other public ,,·ay or portion thereof, shall automatically be classific•d in thl' same zone district ai:; the prope' rty to ,,·hich it attachei:;. ( 5. 25. District Reguiremcn.!:?, All buildings and uses in any District shall be subject to the proYisions of Article XU, General ProYisions and Article ).lll, General Exceptions. ARTICLE I\' - H-1 THROUGII R-3 ONE-FAJ\lILY RESIDENTIAL DISTRICTS ,;-':- ¥~ {~ Inte-ll.t. The R-1 tlu-ough R-3 One-Family Residential - Districts arc de•signed to be the most protective· of the ru,iden. t~al districts. The intent is Lo provide for an environment of - predominantly low-density, one-family dwellings, along with tesidentially related facilities which serve the residents of the ' district . ..,--- 5 . 32. Pr.incipal Uses Permitted. In a One-Family Residen. tial District, no building or land shall be used and no building shall be erected except for one or more of the following specified uses unless Qthetwise provided in this Chapter. . 7' . 'it f ,.. ~ ... ;.. . ~ • < ... �Title V - Zoning and Planning (1) One-Family dwellings. (2) Agriculture on parcels of land separately owned outside the boW1daries of either a proprietary or supervisors plat, having an area of not less than five (5) acres, all subject to the health and sanitation provisions of the City of Ionia. (3) Publicly owned and operated libraries, parks, parh.'vvays, recreational and cultural facilities. (4) Cemeteries which lawfully occupied land at the time of adoption of this Chapter. (5) Public, parochial and other private elementary schools offering courses in general education, and not operated for profit. (6) Accessory buildings and uses customarily incident to any of the above permitted uses provided no accessory building shall be used for commercial or industrial purposes including but not limited to retail, manufacture or storage activities. '- [ Principal Uses Permitted Subject to Special Approval. The foll.o;,ing us,es may be permitted, subject to the conditions hereinafter imposed for each use and subject further to the review and approval of the Planning Commission. 5. 33. r l ·(l) Chui·ches and other facilities normally incide.n tal thereto fop_o'.Ylt1~0oclit~s: - - - - . -, ~b)ec~t_;_g~; (a) Buildings of greater than the maximum height allowed' in Article XI, Schedule of Regulations, may be all0\V€d_provided front, side, and rear yards are increased above the minimum required yards by one (1) foot for each foot of building height that exceeds the maximum height allowed. (ll)_ T_he site shall be so located as to have at least one . ~ r t y line aputting a major thorofare a.s "9-e.s:i~ated on. the Major Thorofare Plan. All access · ....-to (he site shall be d:frectly onto a marginal access , '5t!'rvicedrive ther-~o( or upon 13aid Major 'tborofare ..~ ; - - . . • ,l,, ..... ·) s "t·l. ~... ~ J>- ;. ~- . ~~" :•c-:- '\ ~ i., \ �" Chapter 51 - Zoning 5.33 with the approval of the Commission. (2) Public, parochial and private intermediate and/or secondary schools offering courses in general education, not operated for profit. The proposed site shall have direct access only to an existing or planned major thorofare. (3) utility and public service buildings and uses (without storage yard) when operating requirements necessitate the locating of said building within the district in order to serve the immediate vicinity. (4) Private non-commercial recreational areas; instilutional or community recreation cente rs; non - profit swimming pool club, all subject to the following conditions: (a) The proposed site for any of the uses permitted herein which would attract persons from, or arc intended to serve, areas be yond the immediate neighbor hood shall have at least one property line abutting a major thorofare as designated on the Major Thorofare Plan, and the site shall be so planned as to provide all access directly to said major thorofare . (b) Front, side, and rear yards shall be at least eighty (80) feet wide, and shall be landscaped in trees, shrubs, and grass. All such landscaping shall be maintained in a healthy condition. There shall be no parking or structures permitted in the se yards, except required entrance drives and those wall s used to obscure the use from abutting residential districts. ( (c) Off-street parking shall be provided so as to acc ommodate not less than one half of the member families and/ or individual members. The Planning Commission may modify the off-street parking requirements in those instances wherein it is specifically determined that the users will originate from the immediately adjacent areas, and will therefore be ,pedestrian. Prior to the issuance of a building · permit or zoning compliance permit, by-laws of the "organization shall be provided in order to establish the · membership- involved for computing t~e off-street · . ·,i. . 'f ~-:· .., t- i4' c ' ,-/, ..;;:•• '· ~ :-'"·) !'-tf.... f'..::·~ • .;~/► ,' • •:... �Title V - Zoning and Planning 5.33 r parking requirements. In those cases wherein the proposed use or organization does not have by-laws or formal membership, the off-street parking requirement shall be determined by the Planning Commission on the basis of usage. (d) Whenever a swimming pool is constructed under this Chapter, said pool area shall be provided with a protective fence, six (6) feet in height, and entry shall be provided by means of a controlled gate. (5) Golf courses, which may or may not be operated for profit subject to the following conditions: (a) The site shall contain at least six (6) acres for each bole and be so planned as to provide all access directly onto or from a major thorofare as designated on the Major Thorofare Plan. (b) The site plan shall be laid out to achiern a relationship between the major thorofare and any proposed service roads, entrances, driveways, and parking areas which will encourage pedestrian and vehicular traffic safety. (c) Development features including the principal and accessory buildings and structures and uses shall be so located and related as to minimize the possibilities of any adverse effects upon adjacent property. This shall mean that all principal or accessory buildings shall be not less than two hundrc,ct (200) feet from any property line abutting residentially zoned lands; provided that where topographic conditions are such that buildings would be screened from view the Planning Commission may modify this requirement. (6) Private pools-as an accesory use within the rear yard only, provided they meet the following requirements: (a) Th~re shall be a distance of not less than ten (10) ·f eet, between the adjoining property line a:nd the out-side of t~~ pool wall. r ··,;_,1 ' ~ •I : . 1' -~ ~ r_;_ :_~ :-i'. ~:~ -- • f- ::.~~ ;- .,., t:· ~ -.·.,.L. .,. t , '' '.J_ .., ~ ~ r . -, •;'.• . --~ ~:1 ~;---,. A �Chapter 51 - Zoning (7) 5.33 (b) There shall be a distance of not less than four (--l) feet between the outside pool wall and any building located on the same lot. (c) No swimming pool shall be located less than thirtyfive (35) feet from any front lot line. (d) No swimming pool shall be located less than ten (10) feet from any side street or alley right-of-way, or the distance required for side yard by the Zoning Chapter, whichever is greater. (e) No swimming pool shall be located in an easement. (f) For the protection of the general public, all yards containing swimming pools shall be completely enclosed by a fence not less than four (4) feet in height. The gates shall be of a self-closing and latching type, with the latch on the inside of the gate not readily available for children to open. Gates shall be capable of being securely locked when the pool is not in use. Provided, however, that if the entire premises of the residence is enclosed, then this provision may be waived by the Building Inspector upon inspection and approval. Homes for the elderly provided they meet the following minimum requirements: (a) Building of greater than maximum height permitted in Article XI, Schedule of Regulations, may be al- lowed provided front, side and rear yards arc increased above the minimum required yards by a distance equal to the total height of the structure. (b) The site shall be so located as to have direct access to a major thorofare or secondary (collector) street. All access to the site shall be directly onto a marginal access service drive, or upon said major or secondary street with the approval of the Planning Commissi~n • . (c) fn addition to the above requirements, housing for the elderly shall meet the. minimum requirements o\ 'I ' ,, T! �Title V - Zoning and Planning Article VI, section 5. 54(3), of the Zoning Chapter. (d) Off-str<:~et parking requirc.:ments shall be in compliance ,,ith Article >..'11, section 5 . 12-1(3), of the Zoning Chapter. 5. 3-L Area and Bulk Requirements. Sc.:e Article XI, Schedule of Regulations, limiting the height and bulk of buildings, the minimum size of lot permitted by land use, the maximum density permitted and proyiding minimum ya.rd setback requirements. ARTICLE\' RT TWO-FAi\IILY RESIDEXTUL DISTRICTS ~ ·;;. -H. Intent. The RT -Two-Family Residenti~rict is .i.n~!cinded to afford a t ~ i o n of land u~e in cxi~ting housing areas !2r. per mittcd Ill:\\' consfructioii o{ coln~<ir.si.Qll_ of e~isti_!_l_!i_St~_tures bet,,·een ad iaccnt residential and con, merci~l_, _olli£e., thorufarcs or other tiSes which would affect residential character. ·This'district allows the construction of new two-family {csi_) dences ,,·here slig;htly greater densities arc permitted. This distr.i.ct also reco2;nizes the existence of older residential a~s ~ t ) , ~ t • r c --larger houses,m\-~ orcan 6c'ct>nvertect -..!_rom single - family to two-family residences in ordl•r to extend the eecmomic lift> of these st1:uctures and encourage expenditures 1or re pairs: 'and lU.txiernization. - * 5 . 42. Princioal Uses Permitted:- In a Two-Family Residential District no building or land shall be used and no building shall be erected except for one or more of the following specified use~ _unless otherwise provided in this Chapter. (1) All uses permitted and as regulated in section 5. 32, ,Prn1Cfpal'"Ttses Permitted, One-Family Residential Districts. The standards of the "Schedule of Regulations" applicable to the R-1 One-'Famtly'Residentin.l District , shall apply as minimum standards when one-family dwellings are erected . -- ' (2) .I ti . Two-Family dwellings . T ~ ·::,; ~l �Chapter 51 - Zoning (3) Accessory buildings and uses customarily incident to any of the above permitted uses. 5. 43. (1) 5.44 Conversion of One-Family Structures. A single family structure located in an RT zone, and which lawfully existed prior to the effective date of this Chapter may be converted for use as a two-family structure subject to the review and approval of the Planning Commission and subject to the following conditions. (a) A site plan as required in section 5. 135, Site Plan Review, shall be submitted to the Planning Commission together with a completed Building Permit Application. (b) Fully dimension architectural drawings indicating the following: i. Room layout or arrangement, size and proposed use. ii. Dwelling unit entrances and exits. ( iii. Front elevation of the proposed conversion. (c) All aspects of the structure including but not lim iied to: heating, electrical, plumbing, fire prevention, installation and roofing shall be in com plcte conformance with applicable housing, building, health or fire codes and provisions of this Code. The Building Inspector shall certify that compliance is met at the time of Planning Commission review. (2) The Planning Commission may require the modification of any part or parts of tho proposed conversion to assure compliance with provisions of this Code or where it is found to be necessary for the preservation or enhance ment of historical or architectural features of the structure to be converted or the neighborhood within which it is located. 5.44. · Area and Bulk Requirements·~ See Article Xl, Schedule of Regulations, limiting the height .aria bulk -of buildings, the ,I , �Title V - Zoning and Planning ~- 51 ... minimum size of lot permitted by land use, the maximum density permitted, and providing minimum yard setback requirements. ARTICLE VI RM-1 MULTIPLE-FAMILY RESIDE~TIAL DISTRICT 5. 51. Intent. The R:.\T-1 and R:.\1-2 l\Tultiple-family Res idential Districts are intended to provide sites for multiple-family dwelling structures, and related uses, which will generally sen·e as z ones of transition betwe en the nonresidential district s and lower density single-family districts. The i\lultiplc-family Districts are further provided to serve the limited needs for the apartment type of unit in an otherwise low density single-family community. 5. 52. Principal Uses Permitted. In a l\1ultiple-family Residential District no building or land shall be used and no building shall be erected except for one or more of the following specified uses unless otherwise pro\·ided in this Chapter: (1) All uses permitted and as regulated in the R-T Twofamily Residential District; except one-family residential dwellings. (2) J\Iultiple-family dwellings. (3) Accessory buildings and uses customarily incident to any of the abm·e permitted uses. 5. 53. Required Conditi ons. In the case of multiple dwelling developments, all site plans shall be submitted to the Planning Commission for its review and approval prior to issuance of a building permit. Approval shall be contingent upon a finding that: (1) The site plan shows that a proper relationship exists between local streets and any proposed service roads, driveways, and parking areas to encourage pedestrian an<:I vehicular t;·affic safety,, and --~ t ... ~ ·!,. ::. ,'t.• . ~,.; ....~ .._. !': ...✓ ~ ~. \' ~"".:./"'...: ... :- ,. ;J;\'- ·- ~:.. ,:·.,_.,. •. ~~· i_.. .. �. Chapter 51 - Zoning 5 . 54 ( (2) All the development features including the principal building or buildings and any accessory building, or uses. open •spaces, and any service roads, driveways and parking areas arc so located and related to minimize the possibility of any ad\·crse effects upon adjacent property, such as, but not limited to, channeling excessive traffic onto local residential streets, lack of adequate screening or buffering of parking or service areas, or building groupings and circulation routes located as to interfere with police or fire equipment access. 5. 5-L Uses Permitted Subject to Special ApproYal. The following uses may be permitted. subject to the conditions hereinafter imposed for each use and subject further to the review and approval of the Planning Commission: (1) Nursery schools, day nurseries and child care centers (not including dormitories). proYided that for each child so cared for there is provided and maintained a minimum of one hundred and fifty ( 15 0) square feet of ou tcloor play area. Such play space shall have a total minimum area of at least five thousand (5,000) square feet. and shall be fenced or screened from any adjoining residential land with planting. (2) General hospitals, with no maximum height restrictions, when the following conditions are met: (a) All such hospitals ::;hall be developed only on sites consisting of at least ten (10) acres in area. (b) The proposed site shall have at least one property line abutting a major thorofarc as designated on the Major Thorofare Plan. All access to the off-street parking area for guests. employees, staff, as \\ell as any other users of the facilities, shall be directly from a major thorofare. (c) The minimum distance of any main or accessory building from bounding lot lines or streets shall be at least one hundred (100) feElt for ·front, rear and .side yards for all two- (2) story structures. For every story above two (2) the minimum. yard distance �Title V - Zoning and Planning 5.54 ( shall be increased by at least twenty (20) feet. (d) Any use which is subsidiary to the principal use, is under s·eparate ownership or control or is operated in conjunction with a general hospital including but not limited to restaurants or coffee shops, gift, flower, book or notions shops, pharmacy or equipment rental areas. etc. , shall be wholly within the main building; shall not have direct access to the exterior of the building, shall not erect or maintain any sign or advertising device on the exterior of the building or surrounding area. (3) Housing for the elderly when the following conditions are met: (a) All housing for the elderly shall be provided as a planned development consisting of at least five (5) acres and may provide for the following: i. ii. Cottage type dwellings and / or apartment type dwelling units. Common services containing, but not limited to, central dining rooms, recreational rooms, central lounge. and war kshops. (b) All dwellings shall consist of at least three hundred and fifty (350) square feet per unit (not including kitchen and sanitary facilities). (c) Total coverage of all buildings (including dwelling units and related service buildings) shall not exceed twenty-five (25) percent of the total site exclusive of any dedicated pub! ic right-of-way. (4) Convalescent homes and orphanages when the following conditions arc met: ~·.. 1 (a) - ~ The site shall be so developed as to create a land to building ratio on the lot or parcel whereby for each one (1) bed in the home there shall be provided not less than fifteen hundred (1,500) square feet of land area per bed; shall provide for landscape setting, .off-street rm-king, service-drives, loading space, .... ...;;. :., "'· •1e:- ... .,,-.. ~ -. ...... l. , ... ~ .• .-: ~ .-: '"'· I \~ ~ ,.J.., . ._ _ " ! i• i~ .. -~ ,. ~. -. ~- ~ i ., .. r ~ '!.i �Chapter 51 - Zoning 5.62 yard requirements, and space required for accessory uses. The fifteen hundred (1,500) square feet requirement is over and above the building coverage area. (b) No building shall be closer than forty (40) feet from any property line. (5) Accessory buildings and uses customarily incident to any of the above permitted uses. 5. 55. Area and Bulk Requirements. See Article ::\.1, Schedule of Regulations, limiting the height and bulk of buildings. the minimum size of lot permitted by land use. maximum density permitted and providing minimum yard setback requirements. ARTICLE VII B-1 NEIGHBORHOOD BUSINESS DISTRICTS 5. 61. Intent. The B-1 Neighborhood Business District, as herein established, is intended to meet the day-to-day convenience shopping and service needs of persons residing in adjacent residential areas. 5. 62 . Principal Uses Permitted. In a Neighborhood Business District, no building or land shall be used and no building shall be erected except for one or more of the following specified uses unless otherwise provided in this Chapter: (1) Generally recognized retail businesses which supply commodities on the premises, such as, but not limited to groceries, meats, dairy products, baked goods or other foods, drugs, dry goods, clothing and notions or hardware. · Personal service establishments which perform services on the premises, such as, but not limited to, repair shops (watches, radio, television, shqe, etc.), tailor shops, beauty parlors or barber shops, photographic studios, and self-service l_~ undri,e s· and ·dry cleaners. ,+' .- .,_ !". • ~ - \ - �Title V - Zoning and Planning 5. 63 r f (3) Dry cleaning establishments, or pick-up stations, dealing directly with the consumer. Central dry cleaning plants serving more than one retail outlet shall be prohibited. (4) Business establishments which perform services on the premises, such as, but not limtcd to, banks , loan companies, insurance offices, and real estate offices. (5) Professional sen·ices including the following: office s of doctors. dentists, osteopaths, and similar or allied professions. (6) Facilities for human care such as hospitals, sanitariums. rest and convalescent homes. (7) Post office and similar governmental office buildings serving persons living in the adjacent residential area. (8) Other uses similar to the above uses. (9) Accessory structures and uses customarily incident to the above permitted uses. 5. 63. Required Conditions. (1) All business establishments shall be retail or service establishments dealing directly with customers. All goods produced on the premises shall be sold at retail on premises where produced. (2) All business. servicing, or processing. except for offstreet parking or loading. shall be conducted within a completely enclosed building. 5. 64. Principal Uses, Permitted Subject to Special Approval. The following uses may be permitted. subject to the conditi ons hereinafter imposed for each use and subject further to the review and approval of the Planning Commission. ( 1) Gasoline service station for the sale of gasoline, oil. and minor automotive accessories only and where no repair work is done, other than incidental service, but not including steam cleaning c{r undercoating , vehicle body repair, painting, tire recapping, engine or driv~ train ,:-, • rebuilding, auto dismantling, upholstering, auto glass .- - - .- ';~ • .. .,,,. ......a,: ""~.:"--"'V- :...---..,.... "i.'"', �... 5.G4 Chapter 51 - Zoning w z :::i w :< a, 0 0: z :::i 0: ::> u ---- -r y ----- _j_ '1 >- GASOLINE <! :< SERVICE WI z, w STATION :'. a: 0 .___j i] -- - - - - ~7X _L I f I I I I I :-y-1 X t ·X-+ = MINIMUM DISTANCE A DRIVEWAY OR CURB CUT, FOR ACCESS, CAN BE LOCATED FROM A STREET INTER - SECTION Y = MINIMUM DISTANCE A DRIVEWAY OR CURB CUT, FOR ACCESS, CAN BE LOCATED FROM AN ADJOINING PROPERTY LINE. LOCATIONS OF DRIVEWAYS FOR STATION GASOLINE SERVICE ., •• I �Title \' - Zoning and Planning 5.65 r work. storage of inoperable vehicles, and such other activities whose ex:ternal effects could adversely ex:tend beyond the property line. (a) The curb cuts for access to a service station shall not be permitted at such locations that will tend to create traffic hazards in the streets immediately adjacent thereto. Entrances shall be no less than twenty-five ('.25) feet from a street inter section (measured from the road right-of-way) or from adjacent residential districts and shall not exceed two (:2) access points for each service station site. (b) The minimum lot area shall be fifteen thousand ( 15, 000) square feet, and so arranged that am pie space is available for motor vehicles which are required to wait. (c) All permitted repairs and services shall be conducted within a building except for the sale of products and performance of services not involving a prolonged wait by consuml'rs. (2) (cl) All tires, batteries and accessories, except for motor oils, shall be stored within the principal building. (e) All areas bet vcen the street curbs and street rightof-way lines (except for access ways and sidewalks) shall be suitably landscaped with trees, shrubs or grass and shall be neatly maink'lined in a healthy growing condition. (f) At least ten (10) per cent of the total site area shall be landscaped with trees, shrubs or grass and shall be neatly maintained in a healthy growing condition. Publicly owned buildings, public utility buildings, telephone exchange buildings, electric transformer stations and substations, gas regulator stations with service yards, but without storage yards; water and sewage pumping stations. 5.65. . Area and Bulk Requirements. See Article XI, �Chapter 51 - Zoning 5.72 Schedule of Regulations, limiting the height and bulk of buildings, the minimum size of lot by permitted land use, and providing minimum yar/i setback requirements. ARTICLE VIII B-2 COM:\IUNITY BUSmESS DISTRICTS 5. 71. Intent. The B-2 Community Business District is intended to cater to the needs of a larger consumer population than is serwd by the i\Cighborhood Business Districts, and is generally characterized by an integrated or planned cluster of establishments served by a common parking area and generating large volumes of vehicular and pedestrian traffic. 5. 72. Principal Uses Permitted. In a Community Business District, no building or land shall be used and no building shall be erected except for one or more of the following specified uses unless otherwise provided in this Chapter. ( (1) Any use permitted in the B-1 District as principal uses permitted, subject to the regulations applicable in the following section of this Article. (2) All retail business, service establishments or processing uses as follows: (a) Any retail business whose principal activity is the sale of merchandise in an enclosed building. (b) Any service establishment of an office, showroom, or a workshop nature of an electrician, decorator, dressmaker, tailor, baker, painter, upholsterer or an establishment doing radio or home appliance repair, photographic reproduction, and similar service establishments that require a retail adjunct. L (c) Private clubs, fraternal organizations, and lodge halls. (d) Restaurants or other places serving food or beverage, except those having the character of a drive-in. �Title V - Zoning and Planning • 5. 73 / I (e) Hotels and motels. (f) Theaters, assembly halls, concert halls or similar places of assembly when conducted completely within enclosed buildings. (g) Business schools and colleges or private schools operated for profit. (h) Other uses similar to the above uses. (i) Accessory structures and uses customarily incident to the above permitted uses. 5. 73. (1) Required Conditions. All business establishments shall be retail or service establishments dealing directly with consumers. All goods provided on the premises shall be sold at retail on the premises where produced. (2) All business, servicing or processing, except for offstreet parking, loading and those open air uses indicated as being subject to special conditions in section 5. 74, shall be conducted within completely enclosed buildings. 5 . 74. Principal Uses Permitted Subject to Special Approval. The following uses may be permitted, subject to the conditions hereinafter imposed for each use and subject further to the review and approval of the Planning Commission. (1) Open air business uses when developed in planned relationship with the B-2 District as follows: (a) Retail sales of plant material not grown on the site, and sales of lawn furniture, playground equipment and garden supplies provided further than such uses shall be located at the exi;erior end of the building mass located in a B-2 District. (b) Recreational space providing children's amusement park and other similar recreation when part of a planned development, provided further that such use be. ,10::ated at the exterior end of the building mass located in a B-2 District, but not at the intersection ...... . ..... .,.._ �5.82 Chapter 51 - Zoning of two major thorofares. Such recreation space shall be fenced on all sides with a four (4) foot chain link type fence. (2) Bowling alley, billiard hall, indoor archery range, indoor tem1is courts, indoor skating rink, or similar forms of indoor commercial recreation when located at least one hundred (100) feet from any front, rear, or side yard of any residential lot in an adjacent residential district. (3) Automobile service centers, when developed as part of a larger planned shopping center designed so as to integrate the automobile service center within the site plan and architecture of the total shopping center, and provided further that a building permit shall not be issued separately for the construction of any automobile service center within the "B-2" District. ( 5. 75. Area and Bulk Hcquirements. See Article }G, Schedule of Regulations, limiting the height and bulk of buildings, the minimum size of lot by permitted land use, and providing minimum yard setback requirements. -- ARTICLE IX B-3 GENERAL BUSIXESS DISTRICTS 5. 81. Intent. The B-3 General Business District is intended to provide sites for more diversified business types which would often be incompatible with the pedestrian movement in the Neighborhood Business District or the Community Business District. 5. 82. Principal Uses Permitted. In a General Business District, no building or land shall be used and no building shall be erected except for one or more of the folloWi.ng specified uses unless otherwise provided in this Chapter. (1) Any retail business or service establishment permitted in B-1 and B-2 Districts as Principal Uses Permitted and Uses Permitted Subject t(}Special Conditions . . - - - -- - - - --- - ... - - �Title V - Planning and Zoning <6. 83 ... (2) Auto laundries (car wash) when completely enclosed in a building, (3) Bus passenger stations. (4) New and used car salesroom, showroom, or office. (5) Other uses similar to the above uses. (6) Other structures and uses customarily incidental to the above permitted uses. 5. 83. Principal Uses Permitted Subject to Special Approval. The following uses may be permitted subject to the conditions hereinafter imposed for each use and subject further to the review and approval of the Planning Commission. (1) Outdoor sales space for exclusive sale of new or secondhand automobiles, house trailers, or rental of h·ailcrs and/ or automobiles, all subject to the following: (a) The lot or area shall be provided with a permanent, durable, and dustless surface, and shall be graded and drained as to dispose of all surface water accumulated within the area. (b) Access to the outdoor sales area shall be at least sixty (60) feet from the intersection of any two (2) streets. (c) No major repair or major refinishing shall be done except within a fully enclosed building. (d) All lighting shall be shielded from adjacent residential districts. (e) Inoperable vehicles shall be stored within a fully enclosed building. (2) ... .- Business in the character of a drive-in or open front store, subject to the following conditions: (a) A setback of at lea-st sixty (60) feet from the Planned right-of-way line of any existing or proposed street must be maintained. (b} :Access points shall be-located at least sixty (60) feet �• Chapter 51 - Zoning 5.84 from the intersection of any two (2) streets. (c) All lighting shall be shielded from adjacent residential districts. (d) A six (6) foot high c6mpletely obscuring wall shall be provided when abutting or adjacent districts are zoned for R, B-1 or B-2 Districts. The he ight of the wall shall be measured from the surface of the ground. Said wall shall further meet the requirements of Article XII, General Provisions . (e) The front twenty (20) feet shall be suitably land s caped with trees, shrubs or grass, neatly maintained in a healthy and growing condition. (3) Yeterinary hospitals or clinics, provided all activiti e s are conducted within a totally encl osed main building and provided further that all buildings are set bac k at least two hw1dr ed (200) feet from abutting residential districts on the same side of the street. (4) Plant materials nursery for the retail sale of plant materials not gr own on the site, and sales of lawn furniture, playground equipment and garden supplies subject to the following conditions: (a) The storage and/ or display of any materials and / or products shall meet all setback requirements of a structure. (b) All loading and parking shall be provided off-stree t. (c) I: ~. ...~- \>" ♦ .... ...i,. • .~ •;,. The storage of any soil, fertilizer, or other l oo se, unpackaged materials shall be contained so as to .Prevent any effects on adjacent use. 5. 84. Area and Bulk ·Requirements. See Article Xl, Schedule of Regulations, limiting the height and bulk of buildings, the minimum size of lo't by permitted land use:, and providing minimum yard setback requirements, • a '· ., ...... · )~·.· ~· t(2:;:.~ "" $.?~'• "'?to ~". P-~ !,.,,: . "~ ' -- ~ - lat fo ' _\< • . C ~ ,.. •. . ~~ ~ 4. ,· . -. , - ~.. ~- ..t:._ . .. ': ".; �Title V - Zoning and Planning ARTICLE X I-1 LIGHT INDUSTRIAL DISTRICTS 5. 91. Intent. The 1-1 Light Industrial District is intended so as to primarily accommodate wholesale activities, warehouses, and industrial operations whose external, physical effects are restricted to the area of district and in no manner affect in a detriment.a.! \Vliy any of the surrounding districts. The 1-1 District is so structured as to permit, along with any specified uses, processing, packaging, assembly, and/or treatment of finished or semi-finished products from previously prepared material. It is further intended that the processing of raw material for shipment in bulk form, to be used in an industrial operation at another location, not be permitted. The general goals of this use district include, among others, the following ::;pecific purposes: (1) To provide sufficient space, in appropriate locations, to meet the need s of the City's expected future economy for all types of manufacturing and related uses. (2) To protect abutting residential districts by separating them from manufacturing activities, and by prohibiting the use of such industrial areas for new residential development. (3) To promote manufacturing development which is free from danger of fire, explosions, toxic and noxious matter, radiation, and other ha.zards, and from offensive noise, vibration, smoke, odor and other objectionable influences. (4) To promote the most desirable use of land in accordance with a well constructed plan. To protect the character and established pattern of adjacent development, and in each area to conserve the value of land and buildings and other structures, and to protect the City's tax revenue. I 5. 92. Principal Uses Permitted. In a Light Industrial District, no building or land shall be used and no building shall be erected except for one or more of the following specified uses unlqss otherwise provided in this Chapter; ,. l. ,t . rl ,..,,,., ....... ,., t .... i .. . . ' - ·')-r ..}•,. /. \ •. --' �Chapter 51 - Zoning 5.92 ( (1) Any use charged with the principal function of basic research, design, and pilot or experimental product devel_opment when conducted within a completely enclosed building. (2) Any of the following uses when the manufacturing, com pounding, or processing is conducted wholly within a completely enclosed building. That portion of the land used for open storage facilities for materials or equipment used in the manufacturing, compounding, or processing shall be totally obscured by a wall on those sides abutting R-1 through R-3, R-T, R-M, B-1, B-2, and B-3 Districts, and on any front yard abutting a public thorofare except as otherwise provided in section 5, 133(4). In I-1 Districts, the extent of such a wall may be determined by the Planning Commission on the basis of usage. Such a wall shall not be less than four feet six inches (4 '-6 ") in height and may, depending upon land usage, be required to be eight (8) feet in height, and shall be subject further to the requirements of Article XII, General Provisions. A chain link fence, with intense evergreen shrub planting, may be considered an obscuring wall. The height shall be determined in the same manner as the wall height is above set forth. (a) Warehousing and wholesale establishments, and trucking facilities. (b) The manufacture, compounding;, processing, packaging, or treatment of such products as, but not limited to: bakery goods, candy, cosmetics, pharmaceuticals, toiletries, food products, hardware and cutlery, tool, die, gauge, and machine shops. (c) The manufacture, compounding, assembling, or treatment of articles or merchandise from previously · prepared materials: bone, canvas, cellophane, ·· cloth, cork, elastomers, feathers, felt, fibre, fur, glass, hair, horn, leather, paper, plastics, rubber, precious or semi-precious metals or stones, sheet.' metal, shell, textiles, tobacco, wax-, wire, wood, and yarns. ~ ~- . ~ .• .,. ....... ... t.. ;- -~ ,· . ',--l"'" .. J~.. �Title V - Zoning and Planning - ... f (d) The manufacture of pottery and figurines or other similar ceramic products using only previously pulverize1 clay, and kilns fired only by electricity or gas. (e) l\1anufacture of musical instruments, toys, novelties, and metal or rubber stamps, or other molded rubber products. (f) Manufacture or assembly of electrical appliances, electronic instruments and devices, radios and phonographs. (g) Laboratories - experimental, film, or testing. (h) l\lanufacturing and repair of electric or neon signs, light sheet metal products, including heating and ventilating equipment, cornices, eaves and the like. (i) Central dry cleaning plants or laundries provided that such plants shall not deal directly with consumer at retail. (j) All public utilities, including buildings, necessary structures, storage yards and other related uses. (3) Warehouse, storage and transfer and elech•ic and gas service buildings and yards, public utility buildings, telephone exchange buildings, electrical transformer stations and substations, and gas regulator stations. Water supply and sewage disposal plants. Water and gas tank holders. Railroad transfer and storage tracks. Railroad rights-of-way. Freight terminals. (4) Storage facilities for building materials, sand, gravel, stone, lumber, storage of contractor's equipment and supplies, provided such is enclosed within a building or within an obscuring wall or fence on those sides abutting all Residential or Business Districts, and on any yard abutting a public thorofare. In any I-1 District, the extent of such fence or wall may be determined by the Planning co'mmisshm on the basis of usage. Such fence or wall shall not be less than five (5) feet in height, and may1 depending on land usage, b~ required to be eig~t.(8) _,. > .. > . ', •• ,; ,(. li ....... �Chapter 51 - Zouing 5.93 feet in height. A chain link type fence, with heavy evergreen shru bbery inside of said fence, shall be considered to be ap. obscuring fence . (5) Munic ipal uses such as water treatment plants, and rese r voirs, sewage treatment plants, and other municipal b uildings and uses, including outdoor storage . (6) Commercial kennel. (7) Greenhouses. (8) Trade or industrial schools . (9)_ Other uses of a similar and no more objectionable char acter to the above uses. (10) Accessory buildings and uses customarily incident to any of the above permitted uses. 5 . 93. Principal Uses Permitted Subject to Special Approval. The following uses may be permitted, subject to the conditions hereinafter imposed for each use and subject further to the review and approval of the Planning Commission: t • (1) Auto engine and body repair, and undercoating shops when completely enclosed. (2) Lumber and planning mills when completely enclosed and when located in the interior of the district so that no property line shall form the exterior boundary of the 1-1 District. (3) Metal plating, buffing and polishing, subject to appropriate meas ures to control the type of process to prevent noxious results and/or nuisances . (4) Retail uses which have an industrial character in terms of either their outdoor storage requirements or activities (such as, but not limited to, lumber yards, building materials outlets and garage sales, upholsterer; cabinet maker, outdoor boat or house trailer, automobile , or agricultural implement s~les) . ..; ,I 1-_ (5) Other use_s of a similar character to the above uses. �., r. Title V - Zoning and Planning ~. 94 5. 94. Required Conditions. Any use established in the I-1 District after effectiv~ date of Ordnance 204 (5-19-71) shall. be operated so as to comply with the performance standards set forth hereinafter in Article XII, General Provisions. 5 . 95. Area and Bulk Requirements. See Article XI, Schedule of Regulations, limiting the height and bulk of buildings . the minimum size of lot by permitted land use and providing minimum yard setback requirements. ...: . ., ... "~ • . . I. .. :- r... ~ .. no ,. J... ~ ~, ~ ,. .. , >,' I < -~, , • ., .I , • ";.,- ~ '>;. ... •• �~.,.,.. r. ~ J t/ • () """--~ t 5. 101. •. . ,, ,II, ~;~, • 'I . ZONING DI::iTHICT ill/\Xl~lll:11 IIU(,IIT ~IINlillUM YAHD SETB,\CK ~IIN! il1UM FLOOH ~llNll\IUill 1/.UNIKG LOT SIZJc__ P l-:1\ _lJ_NII_ ._j_lF S]'H ll.f'.1'11 fl! ii_ (J.'l HI.OT IN FLl,IL..__ AHEA PJ-:H UNIT LACI! (SQ. FT.) ALU.A IN \\'ll>Tll l'l-l·T Ff!ONT St, ...fl..:_ IN Ff-.L_"r:.._ 1 - - -IN SIDE HJ-:Al1 ·· - - R-1 One-Familv f!c•sidcntial 8,000 _ f .j c.., ,._ '•'~ •¢ -0 Schedule Li miting Hl'ight, Bulk, 0l'nsit):_t}n1__A~·ca _t.?.l. ~!·1i 1~~~t!·i£!. .. ... _;~l f ~ 0 .., /\HTICU. XI -- SCJLl,.DLILE 01' lll 'eU LATIONS _!}~ H -~ One-Family ncsidenti~ L@l..!1.._0I_Hl_ (!l)_'!__U_ H -3 Onc-Fami_!y_HC'sidcnlial (a)20. 000_ (;t) 100 BT T wo--,Fanlilv fll'sidcntia.l ,10 .j ()(Ill ::!5 ---- ~5_(h) lO-G(b) ~)) 901) 25% :lll(.\>) U-~(h) :l5(1J) 900 25% --~5 :IO_Qi\ 1-1-lOtlil_ 220,1 900 25% :!5 30(h) lOlhL_~lb) 700 z5r7i, lllH-500 2IlH-700 3BB-!100 25% -- .• H M-1 Multiple-Family Hesidenti:tl 3,500 30 23 50(c) 30(c) 30(cl ~'~ HJ\14-jl Multiple-Family Hcsitknlinl ' ~ ,t(\I l, l ,~ t.. ,.. f..- , . l , 800 :Jo ;Z;) 30(c) r,0(<') ~ll(c) l ' t nH-500 2Lll{-700 aBH-!lOll 25% ---- B-1 .J ,ocal BusineS$ -- -- ~5 ~5Ld\ re, Ii) ~()(f) B-2 Communitv Busin0ss --- -- - 30 -- -- -- B-3 Gcner:-il Dusine!--S --- :lilf<!.,__ll__ ~-_IL_ ~ ---- -- -10 nofi -- 1-1 Lie:ht Industrial .( ~. ~- . - ') ir)" N 0 j· ( .. ., r . % or LOT Af!EA CUVJ-:H li:D (BY AL L BUH.DINGS) ~:, , .· ..'!': I MAXIMU1\l 'i. -- 1, tiO(h i\ Ii k\ 25% -- "',._ ~ -. -~ 0 ,._ �., r. \. Title V - Zoning and Planning 5 . 102 f 5 . 102 . Notes to Schedule. (a) See section 5. 103, A\'eraged Lot Size, and section 5 . 1 04, SubdiYision Open Space Plan, regarding flex ibility allowances. (b) For all uses permitted other than single-family residential, the setback shall equal the height of the main building or the setback required in section 5. 33 or 5 . 101, whichever is greater. (c) In the R:\-1-1 and H.l\I-2 :'llultiple-Family Residential Districts, minimum distance between any two (2) buildings shall be regulated according to the, length and height of such buildings, and in no instance shall this distance be less than thirty (30) feet. Parking may be permitted within a required side or rear yard, but shall not cover more than thirty (3U) pt:rcent of the area of any required yard, or any minimum distance between tho buildings. Till' formula regulating the required minimum distance betwet•n two (2) buildings in the R:'11-1 and H:'11-2 Districts is as follows: S = L.\ -,- LB + 2(!1A + IIB), 6 where 1 S= Required minimum horizontal distance bl'tween any wall of building A and any wall of building B or the vertical prolongation of either. L'\ = Total length of building A . The total length of building A is the length of that portion or portions of a wall or walls of building A from v. hich, when viewed directly from above, the lines drawn perpendicular to building A will intersect any wall of building B. LB= Total length of building B. • The total length of building B is the length of that portion or portions of a wall or walls of ., ... �r. Chapter 51 - Zoning r 5.102 building B from which, when viewed directly from above. the lines drawn perpendicular to building B will intersect any wall of building A. HA= Height of building A. The height of building A at any given level is the height aboYe natural grade level of any portion or portions of a wall or walls along the length of building A. };'atural grade level shall be the mean level of the ground immediately adjoining the portion or portions of the wall or walls along the total length of the building. IlB ~ Height of building B. The height of building B at any given level is the height above natural grade' level of any portion or portions of a wall or walls along ihe length of building B. Katural grade level shall be the mean level of the ground immediately adjoining the portion or portions of the wall or walls along the total length of the building. (d) Off-street parking shall be permitted to occupy a portion of the required front yard provided that there shall be maintained a minimum unobstructed and landscaped setback of lcn ( 10) feet between the nearest point of the off-street parking area, exclusive of access driveways, and the nearest right-of-way line as indicated on the Major Thorofare Plan. (e) No side yards are required along the interior side lot lines of the District, except as otherwise speciliecl in the Building Code, provided that if walls of structures facing such interior side lot lines contain windows, or other openings, side yards of not less than ten (10) feet shall be provided. On a corner lot which borders on a residential district, there shall be provided a setback of twenty (20) feet on the side or residential street. On an exterior side yard abutting a residential district or abutting a street there shall be provided a setback ·.. ,. ' ~ -~ ~ ; ' ;;.. ~~ �r.----- --------------------.Till<· \ - Zt'ning aocl Planning- 5, 102 ,,,. B A A 8 FORM u 1 A MINIM IJM A MIN. DISTANCE BETWEEN BUILDINGS = LA+ Ls + 2 (HA+ Ha) 6 DISTANCE SPACING FOR MULTIPLE DWELLINGS ., •v. . • ;I!,,. .- .'- •-. ,,,.. \ l • .,. ~ t t{ .. . .. ... 1-.: ,, ... ... ,r • �r.--~-------------------------._ _. Chapter 51 - Zoning 5.102 of ten (10) feet in width. (f) Loading space shall be provided in the rear yard in the ratio of at least ten (10) square feet per front foot of building and shall be computed separately from the off-street parking requirements except in the instance of 0S-1 Districts loading space shall be provided in the ratio of five (5) square feet per front foot of building. Where an alley exists or is provided at the rear of buildings, the rear building setback and loading requirements may be computed from the center of said alley. (g) N" o building shall be closer tha.n seventy-five (75) feet to the outer perimeter (property line) of such district, or to any major thorofare. (h) Off-street parking shall be permitted in a required side yard setback. (i) Off-street parking for visitors, over and abo\'e the number of spaces required under section 5. 124 may be permitted within the required frontyard provided that such off-street parking is not located within forty (40) feet of tho front lot line. (j) No building shall be located closer than filty (50) feet to the outer perimeter (property line) of such district when said property line abuts any residential district. ·- (k) All storage shall be in the rear yard and shall be completely screened with an obscuring wall or fence, not less than six (6) feet high, or with a chain link type fence and a greenbelt planting so as to obscure all view from any adjacent residential, office or business district or from a public street. (1) No off-street loading space shall be located in any required front yard area; provided any loading space ·, located in a non-required front yard area shall be screened from view from all adjacent streets. �.~5.103 Title V - Zoning and Planning 5. 103. Averaged Lot Size. (1) The intent of this section is to permit subdivider or developer to vary his lot sizes and lot widths so as to average the minimum size of lot per unit as required in Article XI. Schedule of Regulations, for each One-Family Residential District. If this option is selected, the following conditions shall be met: . (a) In meeting the average minimum lot size, the subdivision shall be so designed as not to create lots having an area or width greater than ten (10) per cent below that area or width required in the "Schedule of Regulations", and shall not create an attendant increase in the number of lots. (b) Each final plat submitted as part of a preliminary plat shall average the minimum required for the district in which it is located. (c) All computations showing lot area and the average resulting through this technique shall be indicated on the print of the preliminary plat. 5. 104. Sulxlivision Open Space Plan. (1) '- Intent. The intent of the Subdivision Open Space Plan is to promote the following objectives. (a) Provide a more desirable living environment by preserving the natural character of open fields, stands of trees, brooks, hills and similar natural assets. (b) Encourage developers to use a more creative approach in the development of residential areas. (c) Encourage a more efficient, aesthetic and desirable use of open area while recognizing a reduction in d~velopment costs and by allowing the developer to • by-pass natural obstacles on the site. (d) Encourage the provision of open space within reasonable distance to all lot development of the subdivision and to further encourage· the development of �r:-~---~;;-~---------------------.... Chapter 51 - Zoning ... r 5. 104 recreational facilities. (2) Moq.ifications to the standards as outlined in Article XI. Schedule of Regulations, may be made in the One-Family Residential Districts when the following conditions are met: (a) f. The lot area in the R-2 and R-3 One-Family Residential Districts which are served by a public sanitary sewer system may be reduced up to ten (10) per cent. In the R-2 and R-3 Districts this reduction may be accomplished in part by reducing lot widths up to ten ( 10) feet. These lot area reductions shall be permitted, provided that dwelling unit density shall be no greater than if the land area to be subdivided were develo ped in the minimum square foot lot areas as required for each One-Family District under Article XI. Schedule of Regulations. All calculations shall be predicated upon the One- Family Districts having the following gross densities (including roads): R-1 - 4. 1 dwelling units per acre; R-2 - 2. 7 dwelling units per acre; R-3 - 1. 6 dwelling units per acre. (b) Rear yards may be reduced to thirty (30) feet when such lots border on land dedicated for parks. recreation. and/or open space purposes, prov ided that the width of said dedicated land shall not be less than one hundred ( 100) feet measured at the point at which it abuts the rear yard of the adjacent lot. (c) Under the provisions of ite m (a) above of this subsection (2), for each square foot of land gained within a residential subdivision through the reduction of lot size below the minimum requirements as outlined in the Schedule of Regulations, at least equal amounts of land shall be dedicated to the common use of the lot owners of the subdivision in a manner approved by the City._ (d) · -The area to bf;l dedicaJed for subdivision open space ' . < • ,., . . �Title V - Zoning and Planning $'. 111 , purposes shall in no instance be less than four (4) acres and shall be in a location and shape approved by the Planning Commission. (e) The land area necessary to meet the minimun requirements of this section shall not include bodies of water, swamps or land with excessive grades making it unsuitable for recreation. All land dedicated shall be so graded and developed as to have natural drainage. The entire area may, however, be located in a flood plain. (f) This plan, for reduced lot sizes, shall be permitted only if it is mutually agreeable to the legislative body and the subdivider or developer. (g) This plan, for reduced lot sizes, shall be started within six (6) months after having received approval of the final plat, and must be completed in a reasonable time. Failure to start within this period shall void all previous approval. (h) Under this planned unit approach, the developer or subdivider shall dedicate the total park area (see item (a) above) at the time of filing of the final plat on all or any portion of the plat. ARTICLE XII - GENERAL PROVISIONS 5. 111. Conflicting Regulations. Whenever any provision of this Chapter imposes more stringent requirements, regulations, restrictions or limitations than are imposed or required by the provisions of any other law or Ordinance, then the provisions of this Chapter shall govern. Whenever the provisions of any other law or Ordinance impose more stringent requirements than are imposed or required by this Chapter, then the provisions of sue h Ordinance shall govern. 5. 112. Scope. No building or structure, ~r part thereof, shall hereafter be erected, constructed or altere!l _and =. • ,.., r~., ;:_, 1 \ ·~,.,., ·.. t .;..;:~-"Y :\t",r.:~ • '-~~.. -~ .. .r:· , I �5. 115 Chapter 51 - Zoning ( maintained, and no new use or change shall be made or maintained of any building, structure or land, or part thereof, except in conform~ty with the provisions of this Chapter. 5. 115. Nonconforming Uses of Structures and PremisesIntent. It is the intent of this Chapter to permit legal nonconforming lots, structures, or uses to contirnte until they are removed but not to encourage their survival. It is recognized that there exists within the districts established by this Chapter and subsequent amendments, lots. structures, and uses of land and structures which were lawful before this Chapter was passed or amended which would be prohibited. regulated , or restricted under the terms of this Chapter or future amendments. I j Such uses are declared by this Chapter to be incompatible with permitted use s in the districts involved. It is further the intent of this Chapter that nonconformities shall not be enlarged upon, expanded or extended, nor be used as grounds for adding other structures or uses prohibited elsewhere in the same district. I' i! I t. A nonconforming use of a structure, a nonconforming use of land, or a nonconforming use of a structure and land shall not be extended or enlarged after passage of this Chapter by attachment on a building or premises, or additional signs intended to be seen from off the premises, or by addition of other uses of a nature which would not be permitted generally in the district involved. I I ' I I, • . To avoid undue hardship, nothing in this Chapter shall be deemed to require a change in the plans, consh·uction of de signated use of any building on which actual construction wa s lawfully begun prior to the effective date of adoption or amendment of this Chapter and upon which actual building construction has been diligently carried on. Actual construction is hereby defined to include the placing of .construction materials in permanent position and fastened in a permanent manner; except that where demolition or removal of an existing building has been substantially pegun preparatory to rebuilding such demolition or removal shall be deemed to be actual construction, provided that .... - :·. f •• • . . ' it ~ * ,..J ·.• ""' ... ~::.1- - • -: ~- • ..; ..: �Title V - Zoning and Planning :;, 116 work shall be diligently carried on until completion of the building involved . 5.116 . Nonconforming Lots. (1) In any district in which single-family dwellings are per- mitted, notwithstanding limitations imposed by other provisions of this Chapter, a single-family dwelling and customary accessory buildings may be erected on any single lot of record at the effective date of adoption or amendment of this Chapter. This provision shall apply even though such lot fails to meet the requirements for area or width, or both. that are generally applicable in the district; provided that yard dimensions and other requirements not involving area or width or both, of the lot shall conform to the regulations for the district in which such lot is located. Yard requirement variances may be obtained through approval of the Board of Appeals . (2) I If two or more lots or combinations of lots and portions of lots with continuous frontage in single ownership are of record at the time of passage or amendment of this Chapter . and if all or part of the lots do not meet the requirements for lot width and area as established by this Chapter, the lands involved shall be considered to be an undivided parcel for the purposes of this Chapter, and no portion of said parcel shall be used or occupied which does not meet lot width and area requirements established by this Chapter , nor shall any division of the parcel be made which leaves remaining any lot with width or area below the requirements stated in this Chapter. 5 . 117 . Nonconforming Uses of Land. Where, at the effective date of adoption or amendment of this Chapter, lawful use of land exists that is made no longer permissible under the terms of this Chapter as enacted or amended, such use may be continued so long as it remains otherwise lawful, subject to the following provisions: . (1) No such nonconforming- use shall be enlarged or increased, nor extended to occupy a greater area of land than was, occupied at the effective date- of adoption or · . •~ • • : je-~·;· .. . .,,, ,,_..... ,r"" -=-1: ',, "l,,;. . . . . r .,.,. ~-: ~ �Chapter 51 - Zoning 5.119 amendment of this Chapter. (2) No such nonconforming use shall be moved in whole or in part 'to any other portion of the lot or parcel occupied by such use at the effective date of adoption or amendment of this Chapter. (3) 1f such nonconforming use of land ceases for any reason for a period of more than thirty (30) days, any subsequent use of such land shall conform to the regulations specified by this Chapter for the district in which such land is located. 5 . 118. Nonconforming Structures. Where a lawful structure exists at the effective date of adoption or amendment of this Chapter that could not be built under the terms of this Chapter by reason of restrictions on area, lot coverage, heights, yards , or other characteristics of the structure or its location on the lot. such structure may be continued so long as it remains otherwise lawful, subject to the following provisions: ., ... < (1) No such structure may be enlarged or altered in a way which increases its nonconformity. Such structures may be enlarged or altered in a way which does not increase its nonconformity. (2) Should such structure be destroyed by any means to an extent of more than sixty (60) per cent of its replacement costs exclusive of the foundation, it shall be reconstructed only in conformity with the provisions of this Chapter. (3) Should such structure be moved for any reason for any distance whatever, it shall thereafter conform to the regulations for the district in which it is located after it is removed. 5. 119. Nonconforming Uses of Structures and Land. If a lawful use of a structure, or of structure and land in combination, exists at the effective date of adoption or amendment of this Chapter that would not be permitted in the district under the terms qf this Chapter, the lawful use may be continued so long as it r~mains otherwise lawful, subject to the fo~~owing pruvisions~ ._ �5.119 Title V - Zoning and Planning ,r I \ (1) No existing structure devoted to a use not permitted by this Chapter in the district in which it is located shall be enlarged, extended, constructed, reconstrupted, moved or structurally altered except in changing the use of the structure to a use permitted in the district in which it is located . (2) Any nonconforming use may be extended throughout any parts of a building which were manifestly arranged or designed for such use, and which existed at the time of adoption or amendment of this Chapter, but no such use shall be extended to occupy any land outside such building. (3) If no structural alterations are made, any nonconforming use of a structure or structure and land in combination, may be changed to another nonconforming use of the same or a more restricted classification provided that the Board of Appeals, either by general rule or by making findings in the specific case, shall find that the proposed use is equally appropriate or more appropriate to the district than the existing nonconforming use. In permitting such change, the Board of Appeals may require conditions and safeguards in accord with the purpose and intent of this Chapter. Where a nonconforming use of a structure, land, or structure and land in combination. is hereafter changed to a more conforming use, it shall not thereafter be changed to a less conforming use. (4) Any structure, or structure and land in combination. in or on which a nonconforming use is superseded by a permitted use, shall thereafter conform to the regulations for the district in which such structure is located. and the nonconforming use may not thereafter be resumed. (5) When a nonconforming use of a structure, or structures and land in combination is discontinued or ceases to exist for six (6) consecutive months or for eighteen (18) months during any three (3) year period, the structure, or structure and land in combination, shall not thereafter J;,e usetj.. excep! in conformance ~rith the regulations of the district in which it is loc;ated. Stru9tur'es. occupied by . .. ,._,,_;,•~. f"..,_• -~~~t.,f.s-.r.:: ~· " t"I: ,flt-? ,. �Chapter 51 - Zoning ( 5.123 seasonal uses shall be excepted from this provision . (6) \,\,'here nonconforming use status applies to a structure and land in combination, removal or destruction of the structure shall eliminate the nonconforming status of the land. 5. 120. Repairs and i\Iaintenance. On any building devoted in whole or in part to any nonconforming use, work may be done in any period of twelve ( 12) consecutive months on ordinary repairs, or on repair or replacement of nonbearing walls, fixtures, \,iring or plumbing to an extent not exceeding fifty (50) percent of the assessed value of the building , provided that the cubic content of the building as it existed at the time of passage or amendment of this Chapter shall not be increased. Nothing in this Chapter shall be deemed to prevent the strengthening or restoring to a safe condition of any building or part thereof declared to be unsafe by any official charged with protecting the public safety, upon order of such official. ( 5.121. Uses Under Exception Provisions :\Ot Nonconforming Uses. Any use for which a special exception is permitted as provided in this Chapter shall not be deemed a nonconforming use, but shall, without further action , be deemed a conforming use in such district. 5 . 122. Change of Te nancy or ()\\ncrship. There may be a change of tenancy, ownership or management of any existing nonconforming uses of land, structures and land in combination. 5.123. Accessory Buildings. Accessory buildings , e xcept as otherwise permitted in this Chapte.r shall be subject to the following regulations: ., (1) Where the accessory building is structurally attached to a main building, it shall be subject to, and must conform to, all regulations of this Chapter applicable to main buildings . (2) Accessory buildings shall not be erected in any required yard, except a rear yard. .. ,, .. �...... 5:123 Title V - Zoning and Planning (3) An accessory building shall not occupy more than twentyfive (25) percent of a required rear yard, plus forty (40) percent of any nonrequired rear yard, provided that in no instance shall the accessory building exceed the ground floor area of the main building. (4) No detache d accessory building shall be located closer than ten (10) feet to any main building nor shall it be located closer than three (3) feet to any side or rear lot line. (5) No detached accessory building shall exceed one (1) story or fourteen (1-±) fe e t in height. (6) \\'hen an accessory building is located on a corner lot, the side lot line of which is substantially a continuation of the front lot line of the lot to its rear, said building shall not project beyond the front yard line required on the lot in rear of such corner lot. In no instance shall an accessory building be located nearer than ten (10) feet to a street right-of-way line. (7) When an accessory building in any Residence, Business or Office District is intended for other than the storage of private motor vehicles, the accessory use shall be subject to the approval of the Planning Commission. (8) The parking of a trailer coach for periods exceeding twenty-four (24) hours on lands not approved for trailc r courts shall be expressly prohibited, except that the Building Inspector may extend temporary permits allowing the parking of a trailer coach in a rear yard on private property, not to exceed a period of two (2) weeks. All trailer coaches owned by residents of the City and stored on their individual lots shall be stored only within the confines of the rear yard and shall further respect the requirements of this section applicable to Accessory Buildings, insofar as distances from principal structures, lot lines, and casements are· concerned. All trailer coaches parked or stored, shall not be connected to sanHary, water, e~ectrical or gas facHities antj shall not be occupied. :,, .. . ·- . ,J ' �Chapter 51 - Zoning 5.124 5.124. Off-Street Parking Requirements. There shall be provided in all districts at the time of erection or enlargement of any main building or structure, automobile off-street parking space with adequate access to all spaces. The number of offstreet parking spaces in conjunction with all land or building uses shall be provided, prior to the issuance of a certificate of occupancy, as hereinafter prescribed. (1) Off-street parking spaces may be located within a nonrequired side or rear yard and within the rear yard setback unless otherwise provided in this Chapter. Offstreet parking shall not be permitted within a front yard or a side yard setback unless otherwise provided in this Chapter. (2) Off-street parking for other than residential use shall be either on the same lot or within three hundred (300) feet of the building it is intended to serve, measured from the nearest point of the building to the nearest point of the off-street parking lot. Ownership shall be shown of all lots or parcels intended for use as parking by the applicant. (3) Required residential off-street parking spaces shall consist of a parking strip, parking bay, driveway. garage, or combination thereof and shall be located on the premises they are intended to serve, and subject to the provisions of section 5. 123, Accessory Buildings. (4) Any area once designated as required off-street parking shall never be changed to any other use unless and until equal facilities are provided elsewhere in conformance with this Chapter. (5) Off-street parking existing at the effective date of this Chapter, in connection with the operation of an existing building or use shall not be reduced to an amount less than hereinafter required for a similar new building or new use. (6) Two or more buildings or uses may collectively provide the required off-street parking, in which case the required number of parking spaces shall not be less than ct .. .. �Title.> V - Zoning and Plannin~ the sum of the requirements for the several individual uses computed separately. (7) In the instal1ce of dual fw1ction of off-street parking spaces where operating hours of buildings do not overlap, the Planning Commission may grant an exception. (8) The storage of merchandise, motor vehicles for sale, trucks, or the repair of vehicles is prohibited. (9) For those uses not specifically mentioned, the requirements for off-street parking facilHics shall be in accord with a use which the Planning Commission considers is similar in type. (10) \\'hen units or measurements determining the number of required parking spaces result in the requirements of a fractional space, any fraction up to and including one-half shall be disrcgarclecl and fractions ove1 one-half shall require one parking space. (11) For the purpose of computing the number of parking spaces required, the definition of Usable Floor Area in Article II, Definitions, 5.1,(7) shall govern. (12) The minimum number of off-street parking spaces by type of usl shall be determined in accordance with the follo\\ing schedule: USE Kumber of i\linimurn Parking Spaces per Unit of Measure a. Residential (1) Residential, OneFamily and TwoFamily Two unit (2) Residential, l\IultipleFamily Two (2) for each dwelling unit (3) Housing for the Elderly ·,._ (2) for each dwelling -I' One (1) for each two (2) units, and one (l) for _each employee, Should w1its revert to general ..:_' i :.. l �Chapter 51 - Zoning 5 . 12--1 occupancy, then two (2) spaces per unit shall be provided. b. Institutional (1) Churches or temples One (1) for each three (3) seats or five (5) feet of pews in the main unit of worship (2) Hospitals One (1) for each one (1) bed (3) I lomes for the aged and One (1) for each two (2) beds, and one (1) for convalescent homes each employee (4) Uementary and junior high schools Ten (10) for each school and one (l) for each one (1) teacher, employee or administrator, in addition to the requirements of auclilorium (5) Senior high schools One (1) fur each one (1) teacher, employee ur administrator, and one (1) for each ten (10/ students in addition to the requirements of the auditorium (6) Private clubs or lodge halls One (1) for each two (2/ persons allowed within the maximum occupancy load as established by local, cow1ty, or state.· fire, building, or heal th codes (7) Private golf clubs, swimming pool clubs, tennis clubs, or other One (1) for each two (2) member families or individuals plus space I �Title V - Zoning and Planning 5.124 ( similar uses Golf courses open to the general public, except miniature or • "par-3" courses (8) (9) c. Fraternity or sorority required for each accessory use, such as a restaurant or bar Six (6) for each one (1) golf hole and one (1) for each one (1) employee, plus spaces required for each accessory use such as a restaurant or bar One (1) for each five (5) permitted active members or one (1) for each two (2) beds, whichever is greater (10) Stadium, sports arena, One (1) for each three (3) or similar place of out- seats or five (5) feet of benches door assembly (11) Theaters and auditoriums One (1) for each three (3) seats plus one (1) for each employee Business and Commercial (1) Planned c ommercial or One (1) for each one hunshopping center dred (100) square feet of usable floor area (2) Auto wash (automatic) One (1) for each one (1) employee. In addition, reservoir parking spaces equal in number to five (5) times the maximwn capacity of the auto wash. Maximum capacity of the auto wash shall mean the greatest number of auto-. mobiles possible under_going some phase of yvashing atJhe same time, which shall be determined (~----:-------------------.......--_..;...;._ _:_ ___ , . .. ·~- ~ "~,. ~ '-• ,l---,!_ lit < ~ 1 �Chapter 51 - Zoning 5.124 by dividing the length in feet of each wash line by twenty (20) (3) Auto wash (selfservice or coin operated (4) Beauty parlor or barber Three (3) spaces for each shop of the first two (2) beauty or barber chairs, and one and one-half (1{) spaces for each additional chair (5) Bowling alleys Five (5) for each one ( 1) bowling lane plus accessory uses (6) Dance halls, pool or billiard parlors, roller or skating rinks, exhibition halls, and assembly halls without fixed seats One ( 1) for each two (2) persons allowed within the maximum occupancy load as established by local, county, or state fire, building or health codes (7) Establishment for sale One ( 1) for each two (2) and consumption on the persons allowed within premises of beverages, the maximum occupancy food or refreshments load as established by local, county, or state fire, building or health codes (8) Furniture and appliance, household equipment, repair shops, showroom of a plumber, decorator, electrician, or similar trade, shoe repair, and other sim ~ : -nar uses .. - . ·, , ..... ;, Five (5) for each washing stall in addition to the stall itself One (1) for each eight hundred (800) square feet of usable floor area. (For that floor area used in processing, one (1) a-dditional space shall be provided for each two (2) persons employed. therein.) 'I '' �I Title V - Zoning and Planning Gasoline ser\"ice stations One (1) for each 1,000 square feet of gross site area (10) Laundromats and coin operated dry cleaners One (l) for each two (2) washing and/ or dry cleaning machines (11) Miniature or "Par-3" golf courses Three (3) for each one (1) hole plus o'ne ( 1) for each one (1) employee (12) Mortuary establishmcnts One (1) for each fifty (50) square feet of usable floor space (13) Motel, hotel or other commercial lodging establishments One (1) for each one (1) occupancy unit plus one (1) for each one (1) employee (14) Motor vehicles sale s and service establishments One (1) for each five hundred (500) square feet of gross site area (15) Nursery school, day nurseries, or child care centers One (1) for each 1,000 square feet of gross site area and one (1) for each employee (9) (16) Retail stores except as otherwise specified herein One (1) for each one hundred and fifty (150) square feet of usable floor space d . Offices ,. (1) Banks ,,. (2) .' p ' One (1) for each one hundred (100) square feet of usable floor space and three (3) for each driveup window 1 .. . ll Business offices or pro- One (1) for each two fessional offices except hundred (200) square .. ._._ . :, • ·;: \t ·J : ·~ �I Chapter 51 - Zoning 5 . 125 ( (3) as indicated in the following item (3) feet of usable Door space Professional offices of doctors, dentists or similar professions One (1) for each fifty (50) square feet of usable floor area in waiting rooms, and one (l) for each examining room, dental chair, 01 similar use area ~ c. lndustrial (1) Industrial or research establishments, and related accessory offices Five (5) plus one (1) for every one and one-half (1~) employees in the largest working shill. Space on site shall also be provided for all construction workers during periods of plant construction (2) Warehouses and whole- Five (5) plus one (1) for sale establishments every one (1) employee in the largest working and relatE::d accessory shift, or one (1) for offices every seventeen hundred (1,700) square feet of usable floor space, whichever is greater 5.125. Off-Street Parking Space Layout, Standards, Construction and l\laintenance. Whenever the off-street µarking requirements in section 5. 124 above require the building of an off-street parking facility, such off-street parking lots shall be laid out, constructed and maintained in accordance with the following standards and regulations: (1) " , I No parking lot shall be constructed unless and until a permit therefor is issued by the Building Inspector. Applications for a permit shall be submitted to the Building Department in such form as may be determined..... ·, ~ . :\ -1 ~ �~ Title V - Zoning and Planning 5.125 f by the Building Inspector and shall be accompanied with th1·ee (3) sets of site plans for the development and construction of the parking lot showing that the provisions of this section will be fully complied with. (2) Plans for the layout of off-street parking facilities shall be in accord with the following minimum requirements: Parking Pattern, 0° (parallel parking) Maneuvering Lane Width Parking Space Width Parking Space Length Total Width of One Tier of Spaces Plus :\lancuvering Lane Total Width of Two Tier of Spaces Plus i\laneuvering Lane Parking Pattern, 3!:> to 53° Maneuvering Lane Width Parking Space Width Parking Space Length Total Width of One Tier of Spaces Plus l\lancuvering Lane Total Width of Two Tier of Spaces Plus :\lancuvcring Lane 12 ft. 8 ft. 28 ft. 20 fl. 28 ft. 0 Parking Pattern, 54° to 74° l\Ianeuvering Lane Width Parking Space Width Parking Space Length Total Width of One Tier of Spaces Plus Maneuvering Lane Total Width of Two Tier of Spaces Plus Maneuvering Lane . . ~ ;f Parking Pattern, 75° to 90° Maneuvering Lane Width Parking Space Width Parking Space Length Total Width of One Tier of Spaces Plus Maneuvering Lane Total Width of Two Tier of Spaces Plus Maneuvering Lane 12 ft. 8 ft. Gin. 20 ft. 32 ft. 52 ft. 15 ft. 8 ft. Gin. 20 ft. 36 ft. 6 in. 58 ft. 25 fl. 10 ft. 20 ft. 45 ft. 65 ft. �5.1 25 Chapter 51 - Zoning 90 DEGREE . 0 ~o1/1I I I I I I i II I I ! I I I I I -t [ 60 DEGREE 45 DEGREE ~ TWO-WAY 1 11111111111111111 PARALLEL PARKING LAYOUTS �Title \" - Zoning and Planning 0.125 (3) All spaces shall be provided adequate access by means of maneuvering lanes. Backing directly onto a street shall be prohibited. (4) Adequate ingress and egress to the parking lot by means of clearly limited and defined drives shall be provided for all vehicles. Ingress and egress to a parking lot lying in an area zoned for other than single family residential use shall not be across land zoned for single family residential use. (5) All maneuvering lane widths shall permit one-way traffic movement, except that the 90° pattern may permit twoway movement. (G) Each entrance and exit to and from any off-street parking lot located in an area zoned for other than single-family residential use shall be at least twenty-five (Z5) feet distant from adjacent proµerty located in any single family residential cli &tr ict. (7) The off-street parking area shall be provided with a continuous and obscuring wall not less than four feet sb: inches (4 1 - 6 ") in height measured from the surface of the parking area. This wall shall be provided on all sides \Yhere the adjoining zoning district is designated as a residential district. When a front yard setback is required, all land between said wall and the front property line or street right-ofway line shall be kept free from refuse and debris and shall be landscaped with deciduous shrubs, evergreen material and ornamental trees. The ground area shall be planted and kept in lawn. All such landscaping and planting shall be maintained in a healthy, growing condition, neat and orderly in appearance. • I (8) The entire parking area, including parking spaces and maneuvering lanes, required under this section shall be provided with asphaltic or concrete surfacing in accordance with specifications approved by the City Engineer. The parking area shall be surfaced within one (1) year of the date the occupancy permit is issued. .... ,_ ., �Chapter 51 - Zoning I 5.126 r f f l Off-street parking areas shall be drained so as to dispose of an surface water accumulated in the parking area in such a way as to preclude drainage of water onto adjacent property or to\vard buildings. All lighting used to illuminate any off-street parking area shall be so installed as to be confined within and directed onto the parking area only. (9) (10) In all cases where a wall extends to an alley which is a means of ingress and egress to an off-street parking area, it shall be permissible to end the wall not more than te n (10) feet from such alley line in order to permit a wider means of access to the parking area. (11) The Board of Appeals, upon application by the property owner of the off-street parking area, may modify the yard or wall requirements where, in unusual circumstances no good purpose would be served by compliance with the requirements of this section. 5.126. Off-Stree t Loading and Unloading. On the same premises with every building, structure, or part thereof, involving the receipt or distribution of vehicles or materials or merchandise, there shall be provided and maintained on the lot, adequate space for standing, loading, and unloading in order to avoid undue interference with public use of dedicated right-of-way. Such space shall be provided as follows: (1) All spaces shall be provided as required in Article XI, Schedule of Regulations, under Minimum Rear Yards (footnote (f) ) , except as hereinafter provided for "I" Districts. Within an "I" District, all spaces shall be laid out in the dimcni,ion of at least ten by seventy (10 x 70) feet, or seyen hundred (700) square f.eet in area; with a clearance of at least foutteen (14) feet in. height. Loading dock ,approaches shall be provided with' a pavement having an asphaltic or Portland cement binder so as to provide a .; •. -· permanent, durable and dustless surface. All spaces in •._ ·..... an 1-:: l District shall be provided !n the following Tq.tio .of ,.. "( space.s to floor area., ~ , .,. - ,, ·, ~ _., (2) -· t. ..... "} -,,J "'!. .;.. '-, .':.. ~. ~ ~ -i-..,. ,:;. "i' : • "~ -:~ ~~ ~ ~~· ." 1 I J l1 :: ~-ii .It- ~· - .._: "~ z-'" .,..: I ; ~" ·- o;l! .-1;1"' -.)I f. ~,., I}~~ 't: -.J ... .... 'l.-;,- "til .., •< :-'" .,. -f . ~ :.~ :' ;~,_ ~·:~:Jr< ' ~- •·:-•:· ~~-~ -st: . Ji �I ·s. 127 Title V - Zoning and Planning ( Gross Floor Arca (in Square Feet) Loading and Unloading Space Required 0 - 1,400 ' None 1,401 - 20, 000 One (1) space 20, 001 - 100,000 One (1) space plus one (1) space for each 20,000 square feet in excess of 20, 001 square feet 100,001 and over Five (5) spaces 5. 127. Uses Not Otherwise Included Within a Specific Csc District. Because the uses hereinafter referred to possess unique characteristics making it impractical to include them in a specific use district classification, they may be permitted by the Council, under the conditions specified and after public hearing, and after a recommendation has been received from the Planning Commission. In every case, the uses hereinafter referred to shall be specifically prohibited from any Residential Districts. These uses require special consideration since they service an area larger than the City and require sizable land areas, creating problems of control with reference to abutting use districts . Reference to those uses falling specifically within the intent of this section is as follows: (1) I ' t \ Outdoor Theaters Because outdoor theaters possess the unique characteristics of being used only after darkness and since they develop a concentration of vehicular traffic in terms of ingress anc:\ egress from their parking area, they shall be permitted in I-2 Districts only. Outdoor theaters shall further be subject to the following conditions: Proposed internal design shall receive approval from the Building Inspector and the City Superintendent as to adequacy of drainage, lighting and other ~echnical aspects. m'ajw (b} Outdoor theaters shall abut a thorofare and points of ingress and egress.shall. be available _only .. _,.. I I .1 �Chapter 51 - Zoning I 5.127 l from such major thorofare. - (c) All vehicles, waiting or standing to enter the facility, shall J:>e provided off-street waiting space. No vehicle shall be permitted to wait or stand withiI: a dedicated right-of-way. t (d) (2) The area shall be so laid out as to prevent the movie screen from being viewed from residential areas or adjacent major thorofares. All lighting used to illuminate the area shall be so installed as to be confined within and directed onto the premises of the outdoor theater site. Commercial Te levision and Radio Towers and Public Utility Microwaves, and Public Utility T. V. Transmitting Towers Radio and television tower s , public utility microwaves and public utility t. v. transmitting towers, and their attendant facilities shall be permitted in I-1 and I-2 Districts provided said use shall be located centrally on a continuous parcel of not less than 1} times the height of the tower measured from the base of said tower to all points on each property line. (3) Mobile Home Park Mobile home parks possess site characteristics similar to multiple-family residential de ve lopment. They are, in this Chapter, used to provide for transition be twee n non-residential development and multiple family residential districts. Mobile home parks may, therefore, be permitted within the I-1 and RM-1 Districts subject to the following conditions: (a) Locational Requirements Mobile home parks shall not abut one-family residential districts. · · "" ... _, (ii) Parcels being proposed 'for mobile home parks in the ·1-1 Districts shall pot be surrounded on · .,."; ·" ·, more-than three (3} sides by the I-I Districts ; · provided further ~~t the- mobile p.ome site ~- :. . ·• ~- · 1 ~ ,1..., ~,! _. .,... " l: "'":,' ~ ,...Ji.· '1-f; (i) ..,< ,· , <. ~--. -i;. "'."~ V ~ -;,l' • .,- ·l•, I 1 ...,- ,,: . .· .., ~ . . ~-- .... ~ ' \ .., ., 1 ~ .. } " or .; ~. • "" ,1 ... 1 . " , ,.,.· Ji.::, . ~~ ... ~ t-~- l, ~ -. �... • Title V - Zoning and Planning \.127 ( shall have one (1) entire side abutting RM-1 Multiple-Family District. (iii) Locational Requirements in RM-1 Districts A B Parcels being proposed for mobile home parks in RM-1 Districts may be permitted when said mobile home park affords a buffer between the remainder of the R11-l District and the railroads, or I-1 Districts. Mobile home parks shall not, therefore, be permitted as a principal use in ru1y Ri\1-1 District which does not directly abut either a railroad, or an 1-1 District. In an Rl\1-1 District, the mobile home park shall not be any nearer to the outer limits of the RJ\1-1 District or any public thorofare than four hundred and fifty (450) feet. Outer limits as used here shall not include the edge along a railroad or 1-1 District. C (b) Access from the mobile home park to the nearest major thorofare shall be by means of a public right-of-way of not less than sixty (60) feet in width. No access shall be permitted through a One- Family Residential District. The mobile home park shall provide a twelve (12) foot greenbelt between itself and an RM-1 or I-1 District, unless such property is occupied by another mobile home park. The greenbelt shall provide a continuous yea.r-arow1d obscuring screen. A five (5) foot masonry wall may be required in addition to the greenbelt with the approval of the Planning ... Commission. (c) An open area shall be provided on each mobile home lot, to i11sure privacy, adequate ~natural light and ventilation to each home and to provide sufficient area for outdoor uses essential 't o !he mobile home. �Chapter 51 - Zoning 5.127 All lots shall contain a minimum area of at least four thousand (4,000) square feet for each mobile home with a gross floor area of seven hundred and fifty (750) square feet or less. For each mobile home. containing a gross floor area of seven hundred and fifty or more square feet, a minimum site area of eight thousand (8, 000) square feet shall be required. All such trailer site areas shall be computed exclusive of service drives, facilities, and recreation space, (d) The sum of the side yard at the entry side and nonentry side of a mobile home stand shall be not less than twenty (20) feet; provided, however, there shall be a side yard of not less than fifteen ( 15) feet at the entry side of the mobile home stand and a side yard of not less than five (5) feel at the non-entry side of the mobile home stand. There shall be a rear yard of not less than five (5) feet at the rear end of the stand and a front yard of not less than ten (10) feet at the front end of the mobile home stand. For irregularly shaped side yards, the sum is determined as the sum of the average width of each side yard, provided that the required minimums above are maintained at all points in the side yard. (e) No mobile home shall be located closer than fifty (50) feet to the right-of-way line of a major thorofare, or twenty (20) feet to any mobile home park property line. (f) The mobile home park shall have access to a major thorofare by directly abutting thereon. (g) All mobile home park developments shall further comply with Act 243 of Public Acts of the State of Michigan, 1959, as amended, and shall submit appropriate certificates of compliance with the re- , quest. • {h) No building or structure hereafter-erected or altered in a inobil§) home park shall ex?eed one story or - fourteen (14) feet. ,, ,.. ~. i. '""~'"' ~.>;~ -~"' ',,I• ~ t ~ :-.. · ,....;-- --··~ .~..,. �r. Title V - Zoning and Planning 5.128 5.128. Plant Materials. Whenever in this Chapter a greenbelt or planting is required, it shall be planted within six (6) months from the date of issuance of a certificate of occupancy and shall thereafter be reasonably maintained with permanent plant materials to provide a screen to abutting properties. Suitable materials equal in characteristics to the plant materials listed with the spacing as required shall be provided. ( 1) Plant Material Spacing (a) Plant materials shall not be placed closer than four feet from the fence line or property line. (4) (b) (c) \\'here plant materials are placed in two or more rows, plantings shall be staggered in rows. Evergreen tree s shall be planted not more than thirty (30) feet on centers, and shall be not less than five (5) feet in height. (d) Narrow evergreens shall be planted not more than six (6) feet on centers, and shall be not less than three (3) feet in height. (e) Tree-like shrubs shall be planted not more than ten (10) feet on centers, and shall be not less than four (4) feet in height. (2) (f) Large de ciduous shrubs shall be planted not mor e than four (..Jc) feet on centers, and shall not be less than six (6) feet in height. (g) Large deciduous trees shall be planted not more than thirty (30) feet on centers, and shall be not less than eight (8) feet in height. Trees Not Permitted (a) Box Elder (b) Soft Maples (Red-Silver) (c) Elms (cl) P6plars ' ~ (e) Willows .....i 'c .. -e,:' .- : ·,: ~\'<:~- ·~ .. '. �5.129 Chapter 51 - Zoning (3) (f) Horse Chestnut (nut bearing) (g) Tr:ee of Heaven (h) Catalpa Suggested Plant l\Iaterials (a) Evergreen Trees - Minimum five (5) feet in height Juniper, Fir, Spruce, Hemlock, Pine, DouglasFir (b) Narrow Evergreens - Minimum three (3) feet in height Column Hinoki Cypress, Blue Columnar Chinese Juniper, Pyramidal Red-Cedar, Swiss Stone Pine, Pyramidal White Pinc, Irish Yew, Douglas Arbor-Vitae, Columnar Giant Arbor-Vitae (c) Tree-Like Shrubs - Minimum four (4) feet in height Flowering Crab, Mountain Ash, Redbud, Hornbeam, l\Iagnolia, Hussian Olive, Dogwood, Hose of Sharon, Hawthorn (d) Large Deciduous Shrubs - l\linimum six (6) feet in height Honeysuckle, Mock-Orange, Lilac, Cotoneaster, Euonymus, Buckthorn, Viburnum, Forsythia and Ninebark, Hazelnut, Privet and Sumac (c) Large Deciduous Trees - Minimum eight (i)) feet in height Oak, Hackberry, Planetrec (Sycamore), Ginkgo, Sweet-Gum, Linden, Hard Maple, Birch Beech, Honeylocust, Hop Hornbeam 5.129. Signs and Advertising Devices. (1) ♦ The following conditions 's hall apply to all signs and advertising devices erected or located in any use district. ...' (a) All signs shall conform to all applicable codes and ordinances of the Municipality and, where required, '" , ." �Title V - Zoning and Planning 5,129 shall be approved by the Building Inspector, and a permit issued. (b) No sign except those established and maintained by the City, County, State or Federal governments, shall be located in, project into , or overhang a public right-of-way or dedicated public casement. (c) No sign otherwise permitted shall project above or beyond the maximum height limitation of the use district in which located, except that for a planne d commercial or shopping center development involving five (5) acres or more under one ownership, the Board of Appeals may modify the height limitation. The Board shall, however, respect all yard s and setbacks in modifying height requirements. (d) All directional signs required for the purpose of orientation, when established by the City, County, State or Federal government, shall be permitted in all use districts. (e) Accessory signs shall be permitted in any use district. (2) (f) Signs used for advertising land or buildings for rent, lease, and/ or for sale shall be permitted when located on the land or building intended to be rented, leased, and/ or sold; provided the total area shall not exceed six (6) square feet. (g) Free-standing accessory signs may be located in the required front yard except as otherwise provided herein. In addition to ( 1) above, the following requirements shall apply to signs in the various use districts as follows: Use Districts Requirements "R" Districts (R-1 through For each dwelling unit. one (1) name plate_not exceeding two (2) square feet in area, indicating name of occnpant ... - RM-1) �. Chapter 51 - Zoning 5.129 "R" Districts (R-1 through RM-1) For structures other than dwelling w1its, one (1) identification sign not exceeding six (6) square feet in area. RM-1 Districts For rental and/or management offices, one (1) identification sign not exceeding six (6) square feet in area. In RM-1 Districts signs indicating the name of multiple housing projects shall be permitted provided that no such sign shall be located closer than one hw1drecl (100) feet to any property line in any adjacent single family district. No sign shall project beyond or over hang the wall, or any permanent architectural feature, by more than one ( 1) foot, and shall not project above or beyond the highest point of the roof or parapet. B-1, B-2 Districts Freestanding accessory signs or advertising pylons shall not be placed closer than one hundl'ed ( 100) feet to any adjacent residential district. !I.' Free-standing accessory -signs may be located in the required front yaJid. B-1, B-2, B-3 and 1-1 , Districts ' - B-3 .and 1-1 Districts _.. .. I'- ·, \ Fr:ee-standing accessory ~ ~.. .,_• �. Title V - Zoning and Planning 5.130 ( B-3 and I-1 Districts (continued) signs or advertising pylon::, shall not be placed closer than two hundred (200) feet to any adjacent residential district. B-1, B-2, B-3 and 1-1 Districts No free-standing signs shall exceed twenty (20) square feet per sign face, nor more than forty (-10) square feet of total area per sign. 5.130. Exterior Lighting. (1) All outdoor lighting; in all Us<: Districts used to light the general area of a specific site shall be shielded to reduce glare and shall be so arranged as to refkct lights away from all adjacent residential districts or adjacent residences. (2) Illumination of signs shall be directed or shaded downward so as not to interfere with the vision of persons on the adjacent highways or adjacent property. (3) An illumination of signs and any other outdoor feature shall not be of a flashing, moving or intermittent type. Artificial light shall be maintained stationary and constant in intensity and color at all times when used. 5.131. Hesiclential Entranceway. In all residential districts, so-called entranceway structures including but not limited to: walls, columns, and gates marking entrances to single-family subdivisions or multiple housing projects may be permitted and may be located in a required yard, except as provided in 5. 132, Corner Clearance, provided that such entranceway structures shall comply to all codes of the City of Ionia, and shall be approved by the Building Department and a permit issued. 5.132. Corner Clearance. No fence, wall, shrubbery, sign, or other obstruction to vision above a height of two (2) feet from the establis.hed street grades shall be permitted within the ,. �Chapter 51 - Zoning 5.133 triangular area formed at the intersection of any street right-ofway lines by a straight line drawn between said right-of-way lines at a distance along each line of twenty five (25) feet from their point ot' intersection. 5.133. (1) Walls . For those Use Districts and uses listed below there shall be provided and maintained on those sides abutting or adjacent to a residential district an obscuring wall as required belO\,. (except as othen,•ise required in subsection 4 of this section 5.133). H.eguirements Use (a) (b) Off-stn,et Parking Area 6' 0" high wall B-1, B-~, and B-:3 6' O" high wall Districts (c) 1-1 Districts - open storage areas, loading or w1loading areas, service areas 4' 6" to&' high wall or fence. (d) Hospital - ambulance and delivery areas G' O" high wall (e) Utility Buildinp;s, sta- 6' O" high wall tions and/or substations (2) Required walls shall be located on the lot line except where underground utilities interfere and except in instances where this Chapter requires conformance with front yard setback lines in abutting residential districts. Required walls may, upon approval of the Board of Appeals, be located on the opposite side of an alley rightof-way from nonresidential zone that abuts a residential zone When mutually agreeable to affected property owners. The continuity of the required wall on a given block will be a ma}or consideration of the Board of Appeals in a " (Height shall provide the most complete obscuring possible). (See section 1001, 4, and section 1213, 4) . . �Title V - Zoning and Planning ( r eviewing such request. (3) Such walls and screening barrier shall have no openings for vehicul:ar traffic or other purposes, except as otherwise provided in this Chapter and except such openings as may be approved by the Chief of Police and the Building Inspector. All walls herein required shall be constructed of materials approved by the Building Inspector to be durable, weather resistant, rust proof and easily maintained; and wood or wood products shall be specifically excluded. · Masonry walls may be constructed wilh openings which do not in any square section (the height and width) exce ed twenty (20) percent of the surface. Where walls arc so pierced, the openings shall be so spaced as to maintain the obscuring character required, and shall not reduce the minimum height requirement. The arrangement of the openings shall be reviewed and approved by the Building Inspector . (4) The requirement for an obscuring wall between off-street parking areas, outdoor storage areas, and any abutting residential district shall not be required when such areas are located more than two hundred (200) feet distant from such abutting residential district. (5) The Board of Appeals may waive or modify the foregoing requirements where cause can be shown that no good purpose would be served, provided that in no instance shall a required wall be permitted to be less than four feet six inches (4' 6 11 ) in height, except where section 5 . 132 applies. In consideration of request to waive wall requirements Between nonresidential and residential aistricts, the Board shall refer therequest to the Planning Commission for a determination as to whether or not the residential district is considered lo be an area in transition and will become nonresidential in the future. ~h ~· :· , ~ ·ii In such 6.a ses as the Planning Commission determines the residential district lo be a future nonresi4ential j. > J~• • , .. )ii ~ ( . .$. \. • \ "'" . . ' ~ 4 .r,l .,.._ -"t . :.1~ .. ~.: ..,,J;.,~ ,I- �Chapter 51 - Zoning r 5.135 area, the Board may temporarily waive wall requirements for an initial period not to exceed twelve (12) months. Granting subsequent waivers shall be permitted, provided that the Planning Commissio.n shall make a determination as hereinbefore described, for each subsequent waiver prior to the granting of such waiver by the Board. 5. 134. Fences (Residential). quired subject to the following: ·.I r, Fences are permitted, or re- ( 1) Fences on all lots of record in all residential districts which enclose property and/ or are within a required side or rear yard, shall not exceed six (6) feet in height, measured from the surface of the ground, and shall not extend toward the front of the lot nearer than the front of the house or the required minimum front yard, or whichever is greater. (2) Recorded lots having an area in excess of two (2) acres, if not included within the boundaries of a recorded plat, are excluded from these regulations. (3) Fences on lots of record shall not contain barbed wire, electric current or charge of electricity . (4) Fences which enclose public or institutional parks, playgrounds, or public landscaped areas, situated within an area developed with recorded lots shall not excee d eight (8) feet in height, measured from the surface of the ground, and shall not obstruct vision to an extent greater than twenty-five (25) percent of their total area. 5.135 . Site Plan Review (All Districts). (1) ·A site plan shall be sub:initted to the Planning Commission for approval of: .. · (a) Any use or development for which the_submission of a site plan is required by any provision of this Chap- ter.__ ~ -~1. ,t ... - tb) ~ ... ~ ... II(- ,, ' ~- .)- -4. . ~:~_,;"~.,,.~'\-. . . . ~,~.:- ~ k;-~ , '-io- • -~ ~~/{!(,,. , ~~ • •'r_:' ;! r :i.~ ~: .. l~ !~:- ~-~,,,/~ ~ ·' : ' ; ~ ~ .,...,.... ,;: 7 ,~ , .. ~ Any de'?elopment, exctl_pt single-fam'fly, for which off-street parking areas: are provided. as;required in .• ~ ~~-"'~ .. <- ~ ,,.. , ,I..,_':-' 1 ~. ;:" .._._ ~. C : ~ I �" Title V - Zoning and Planning 5.135 section 5.124, Off- Street Parking Requirements . (c) Any use in an RT, RM - 1, B-1, B- 2, B-3 or 1- 1 District lying contiguous to, or across a street from, a single - family residential district . (d) Any use except single-family residential which lies contiguous to a major thorofare or collector street. (e) All residentially related uses permitted in singlefamily districts such as, but not limited to : churches, schools, and public facilities . Every site plan submitted to the Planning Commission shall be in accordance with the requirements of this Chapter. No site plan shall be approved until same has been reviewed by the Building Department in coordination with the Fire Department and the Department of Public Works for compliance with the standards of the respective departments . (3) The following information shall be included on the site plan. (a) A scale of not less than l'' - 50' if the subject property is less than three (3) acres and l" - 100' if three (3) acres or more. (b) Date, north point and scale. (c) The dimensions of all lot and property lines, showing the relationship of the subject property to abutting properties. (d) The location of all existing and proposed structures on the subject property. (e) The location of all existing and proposed outdoor land uses . (f) The location of all existiJ1g and proposed drives, par\<ing areas, and sidewalks . ..,,.. f: ; (2) .... . (g) The location and right-of-way widths of all abutting ~, ;-l " f< i .... ., stree~.s and al~.e ys . ~ . ~ · ' The riame.s and ,addresses of the architect, planner, •(h) ~ l • J' . i . .. r>.. ~_-• t' ..!.r . , -'- -::\. : .. i 't .... 4"'.,. ·.z:.,1--/.·~~--:: • .. ~ .,. �Chapter 51 - Zoning 5. 152 designer, engineer, or person responsible for the preparation of the site plan. (4) In the process of reviewing the site plan the Planning Commission shall consider: (a) The location and design of driveways prodding vehicular ingress to and egress from the site, in relation to streets giving access to the site, and in relation to pedestrian traffic. (b) The traffic circulation features within the site and location of automobile parking areas; and may make such requirements with respect to any matters as will assure: (i) Safety and convenience of both vehicular and pedestrian traffic both within the site and in relation to access streets. (ii) Satisfactory and harmonious relationships be- tween the development on the site and the existing and prospective development of contiguous land and adjacent neighborhoods. ( (c) The Planning Commission may further require landscaping, fences, and walls in pursuance of these objectives and same shall be provided and maintained as a condition of the establishment and the continued maintenance of any use to which they are appurtenant. ARTICLE XIII - GENERAL EXCEPTIOKS 5. 151. Area, Height and Use Exceptions. The regulations in this Chapter shall be subject to the following interpretations-and exceptions. 5.152. Essential Services. Essential services shall be permitted as authorized and regulated by law and other Ordinances of the City, ft being the intention hereof to exempt such essential services from the application of this Chapter. - . ... .,._ "' Id �Title V - Zoning and Planning 5.153 5.153. Voting Places. The provisions of this Chapter shall not be so construed as to interfere with the temporary use of any property as a voting.place in connection with a municipal or other election. 5. 154. Height Limit. The height limitations of this Chapter shall not apply to farm buildings, chimneys , the church spires, flag µoles, public monuments or wireless transmission towers; provided, however, that the Board of Appeals may specify a height limit for any such structure when such structure requires authorization as a conditional use. j I ·I ;I 5.155. Lot Ar ea. Any lol existing and of record on lhe effective elate of this Chapter may be used for any principal use, other than conditional uses for which special lot area requirements are specified in this Chapter, permittucl in tho district in which such lol is located whether or not such lol com plies with the l ot area requiremenls of this Chapter except as provided in section 5.116. Such use may be made provided that all requirements other than lot area requirements prescribed in this Chapter are complied with, and provided that not more than one (1) dwelling unit shall occupy any lot except in conformance with the provisions of this Chapter for required lot area for each dwelling uni l. 5. 156. Lots Adjoining Alleys. In calculating the area of a lot that adjoins an alley for the purpose of applying lot area requirements of this Chapler, one-half (!) the width of such alley abutting the lot shall be considered as part of such lol. 5. 157. Yard Regulations. When yard regulations cannot reasonably be complied with, or where their application cannot be determined on lots of peculiar shape, topography or due to architectural or site arrangement, such regulations may be modified or determined by the Board of Appeals . . 5.158. Porches. An open, unenclosed, and uncovered porch or paved terrace may project into front yard for a distance not exceeding ten (10) feet, but this shall not be interpreted to il;iclude or perrnit_•fixed canopies... 't ' , a ~ ~ ,___ ""'1ol ~.. ·~ "'( ..,!' ,,, -: ,.,. . 4.~.'[ > •• . ..... -- ...-. ;- ~- ,. -,.~ ¥,. ~?.,..:. �... -. Chapter 51 - Zoning 5.172 5.159. Projections into Yards. Architectural features, not including vertical projections, may extend or project into a required side yard not more than two (2) inches for each one (1) foot of width of such side yard; and may extend or project into a required front yard or rear yard not more than three (3) feet. 5.160 . Access through Yards. For the purpose of this Chapter, access drives may be placed in thc required front or side yards so as to provide access to rear yards and/or accessory or attached structures. These drives shall not be considered as structural violations in front and side yards. Further, any walk, terrace or other pavement servicing a like function, and not in excess of nine (9) inches above the grade upon which placed, shall for the purpose of this Chapter not be considered to be a structure, and shall be permitted in any required yard. 5.161. Lots !laving Hiver Frontage. Those residential lots and/or parcels having river frontage and abutting a public thorofare shall maintain the yard on the river side as an open w1obscured yard, excepting that a covered and/or uncovered boat well shall be permitted after review and approval of plans by the Board of Appeals. Accessory structLffes shall be permitted in the setback between the abutting road right-of-way and the main building providing the front yard setback required in section 5.101 is met. ARTICLE XIV ADMINISTRATION AND ENFORCEMEr-;-T 5.171. Enforcement. The provisions of this Chapter shall be administered and enforced by the Building Inspector or by such deputies of his department as the Building lnppector may delegate to enforce the provisions of this Chaptt'lr. 5. 172 . .Dutt-es of Building Inspector. The Building Inspector shall have the power grant zoning compliance and occupancy permits, tD make inspections of .the buildings or premises nl:'Ces;;;ary· t0-. car.ry out his dutie9 in the. enforfe.ment -of this tr ~~- ,. .: ·. ~· ··~~- : ~ _ ..r! ; .~·,.,. ' . -- ~- ·• r(j~ �- ~ 5. 173 Title V - Zoning and Planning Chapter. It shall be unlawful for the Building Inspector to approve any plans or issue any permits or certificates of occupancy fot -any excavation pr construction until he has inspected such plans in detail !nd found them ttJ conform with this c_napter. The Building Inspector shall record all nonconforming uses existing at the effective date of this Chapter for the purpose of carrying out the provisions of section 5.183. Under no circumstances is the Building Inspector permitted to make changes to this Chapter nor to vary the terms of this Chapter in carrying out his duties as Building Inspector. The Building Inspector shall not refuse to issue a pt?rmit when conditions imposed by this Chapter arc complied with by the applicant despite violations of contracts, such as covenants or private agreements which may occur upon the granting of said permit. 5.173. Plans Required. The Building Inspector shall require that all applications for building permits shall be accompanied by plans and specifications including a site plan, in triplicate, dra\\11 to scale, showing the following: (1) The actual shape, location and dimensions of the lot. (2) The shape, size and location of all buildings or other structures to be erected, altered or moved and of any building or other structures already on the lot. (3) The existing and intended use of the lot and of all such structures upon it, including, in residential areas, the number of dwelling units the building is intended to accommodate . ...., .. (4) . Such other information concerning the lot or adjoining 1' • lots as may be essential for determining whether the provisions. of this Chapter are being obse,rved. 6.174. Permits. The following shall apply in the issuance of any permit; ' : I • ., " Permits Not to be .I ssued. No building permit shall be issued for the ereetton, alteration or use of any building • . ~ . " 't:;•\ hi, .. ~ ... �Chapter 51 - Zoning 5.175 ,· ... " or structure or part thereof, or for the use of any land, which is not in accordance with all provisions of this Cbapt~t. (2) Permits for New Use of Land. No -land heretofore vacant shall hereafter be used or an existing use of land be hereafter changed to a use of a different class or type unless a certificate of occupancy is first obtained for the new or different use. (3) Permits for New Use of Buildings. No building or structure, or a part thereof, shall be changed to or occupied by a use of a different class or type unless a certificate of occupancy is first obtained for the new or different use. (4) Permits Required. No building or structure, or part thereof, shall be hereafter erected, altered, moved or repaired unless a building permit shall have been first issued for such work. The terms "altered" and "repaired" shall include any changes in structural parts, stairways, type of construction, type, class or kind of occupancy, light or ventilation, means of egress and ingress, or other changes affecting or regulated by the City of Ionia, Building Code , Housing Law, or this Chapter, except for minor repairs or changes not involving any of the aforesaid features. 5.175. Certificates. No land, building, or part thereof, shall be f?CCupied by or for any use unless and until Certificate of Occupancy shall have been issued for such .use. The following shall apply in the issuance oi any certificate. (1) ,,._ ~,_. (2) Certificates Not to be Issued. No certificates of occupancy shall be issued for any building, structure or part thereof, or for the use of.any land, which is not in a,ccordance with all the provisions of this Chapter. , Certificates Requi·•ed. No building or, structure, or par!s thereof, "!'hich is hereafter e:rectedJ or altered. shall be· OCC\lpied or used or the same· -caused to be done, _unles s nnd until a ccr tificiite. oi o~cupancy shall have been issued: for such,buildipg .or,tstructure. . /' .,. ... ,. ....,..,.. ·~ ~ �- t ... Title V - Zoning ~nd Planning 5.176 • ,(3) It- ,. f l , I Certificates Including Zoning. ' Certificates of occupancy as required by the City Building Code for new buildings or i,tructures, or parts thereof, or for alterations to or changes of use of existing buildings or structures, shall also constitute certificates of occupancy as required by t!J.is Chapter. (4) Certificates for Existing Buildings. Certificates of occupancy shall be issued for existing buildings, structures, or parts thereof, or existing uses of land if, after inspection, it is found that such buildings, structures, or parts thereof, or such use of land, arc in conformity with the provisions of this Chapter. (5) Record of Certificate. A record of all certificates issued shall be kept on file in the office of the Building Inspector, and copies shall be furnished upon request to any person having a proprietaTy or tenancy interest in the property involved. (6) Certificates for Dwelling Accessory Buildings. Buildings or structures accessory to dwellings shall not require separate certificates of occupancy but may be included in the certificate of occupancy for the dwelling when shown on the plot plan and when completed at the same time as such dwellings. I I (7) Application for Certificates. Application for certificates of occupancy shall be made in writing to the Building Inspector on forms furnished by that Department, and such certificates shall be issued within five (5) clays after receipt of such application if it is found that the building or structure, or part thereof, or the use of land is in accordance :"ith the. provision;, of this Chapter . If such certificate is~refused for cause, the applicant therefor shall be notified of such reiusal and cause the-reof, within the, aforesaid five (5) day period. : - .t 5. 176. Final Inspection. The holder of every building per- • n-iit for construction, erection; alteration, repair or moving of . any building, s"ttucture or part thereof. shall notify tM Building ~ 1 In;,pe_c tor im~ediateI.v upon the completion of tho work , • . ., ( \... . �- " Chapter .5.1 - Zoning r 5.182 authorized by such permit, for a final inspection. 5.177. "Fees. Fees for ini=;pection and the issuance of permits or certificates or co"pies thereof required or issued under the provisions of this Chapter may be collected by the Building Inspector in advance of issuance. The amount of such fees shall be established by resolution of the City Council and shall cover the cost of inspection and supervision resulting from enforcement of this Chapter. "· .... ARTICLE 2(V - BOARD OF APPEALS , . 5. 181. Creation and Membership'.)t.._There is hereby established a Board of Zoning Appeals, which shall perform its duties' a.nd exercise its powers as provided in Section 5 of Act 207 of ""- Public Acts of 1921 as amended, and in such aw. ay that. the ~objectives of this ha te r s hall e...nbse .-9 uQJJ,~~~ ~--.Q.!lI_cd, a~ub s tan!!.al justice done. eBoard shall consist of five (5) ~ember s appoin~ bytli?City Council. Appointments .shall be as follows: One (1) member appointed for a period of one (1) year; two (2) members appointed for a period of two (2) years; and two (2) members appointed for a period of three (3) years, respectively; thereafter each member to hold office for full thr ee (3) year ter~. Any vacancies in the Board shall be filled by appointment by the Council for the remainder of the unexpired term. The Zoning Board of Appeals shall annually elect its own Chairman, Vice Chairman and Secretary. The compensation of the appointed members of the Board of Zoning Appeals may be fixed by the City Council. )>:: 5. 182. Me~ngs. All meetings of the B;ard of Appeals shall a~ !he call of the Chairman an~ at such times as such Board may determine. All hearings conducted by the said Board \ shaU be opep to the public. The Qity ClerK, or his representa,, .., ;~ tives; shalI feep ~inutes of i'ts pr9_ceedings showing the vote of 1 • each member upon ea,chquestionor·if-absent<or failing to vote, ·· indicating such fact; and shall als6· keep recqx:ds· of.its hearings • . be held ;·r ';f.:~ , :{~~1 ;~ ., .• ~: .;..~- and o_t~er ·o~fi~ial r: ' .-..'[.. .,·-- ..,, ¾." .;1- .;.• • -~-. ·;c ·"..,-i,u,, _. r * ~ t "f' •.:; " ~ - ,.. "1~ 4 < ... .\-' ~,.: ~· t- ,_ ~ ;, *· .,,.·_ •• . ,._ ,~: ) ·'~•*_,;- ·..- ., ·~.i,,i ~-;~ ,>_4.-. :~i :,... ~,.,_: ~:~: /., i '"'~~ ~~:"·:...- f~ -~.~;::..~1 1,/, '"...... ?~ /:·· ~ c-; ~· ~·•• {_, " ..t _: ac1i;n~o!i.~ ~~4)"~em.~?-of :~ he:~~ar~,sha:l·.-~~ -~-)i, ,( t" i:~ ~- .J.,. . . ,"?/ ..... ~ ;.:; ~ .,. .. ~ ·. -t':.! ,(, :•· ·~ - .. ,..;,,, .. ,1,,:;-:; ~, _ ' · r i at:"... ~ ., -~..... ' -. ~ ~)r ·w;;'i ~S:"'~:),;:-:~::;~ .Ji!-•-j~~~.I,\;.~- , \ ~.!'i.·?> ;: · ~~4?.",~. ,-r. ::..~- .~., ..--~r- i"! · ,·/.f~.--~-e:si' �Title V - Zoning and Planning • 5 . 183 constitute a quorum for the conduct of its business. The Board shall have the power to subpoena and require the attendance of witnesses, administer oaths, compel testimony and the production of books, papers., files and other evidence pertinent to the matters before it. 5. 183. __j.ppeal. AE_appea~i::a~ b<:__taken !£ _!he B_9a~·d of Appeals by any person.1._li!:m ~ C£1-poration! OE_ l;>Y agy officer, J?epartment, Board or Bureau affected by a decision of the -J31iff{lwg lnsnector _--Such appeal shall be taken within such time as shall be prescribed by the Board of Appeals by general rule, by filing with the Building Inspector and with the Board of Appeals a notice of Appeal, specifying the grounds thereof. The Building Inspector shall forthwith transmit to the Board all of the papers constituting the record upon which the action appealed from was taken. An appeal shall stay all proceedings in furtherance of the action appealed from unless the Building Inspector certifies to Board of Appeals after notice of appeal has been filed ·with him that by reason of acts stated in the certificate a stay would, in his opinion, cause imminent peril to life or property, _in which case the proceedings shall not be stayed, otherwise than by a r~training order, which may be granted by a court of record . The Board shall select a reasonable time and place for the hearing of the appeal and give due notice thereof to the parties and shall render a decision on the appeal without unreasonabl<: delay. Any person may appear and testify at the hearing, either in person or by duly authorized agent or attorney. I II 5 . 184. Fees. The City Council may from time to time prescribe and amend by Tesolution a reasonable schedule of fees to be charg.c;d io applicants for appeals to the Zoning Board of Appeals . At the time the notice for appeal is filed said fee shall be paid to the Secretary of- the Board of Appeals, which the Secretary shall forthwith pay over to the City Treasurer to the ~ ~redit of the general revenue fund oi the City of Ionia . - I J~ri5di~tion.'\ Th; Zoning Board of Appe_&§i.Jillfl,11 ~ ~ e .power to alte; or change zoning district classification oI afl'y proper~~r to make any ch~ge in the , terms <?f this , • 'Cba ter but does nave power to act on thost!\ matterS" whereinis .f..Id/ 7'..., 5~ 18_5 . - .. ' ------ . . •.- - .. .. 0 , A ' ...... :-, •"< ~ ,I ~ . • • '~~ ..... ..,-,. ~.. ~, ~ ~ ~ :"' .. --~., ~, tl - • ;- ~ !'1 • ;-, '·. '(' .,, '"';;. - .~_./. ....::_ �. Chapter 51 - Zoning 5.185 ~hapter provides fo! an administrative review, interpretation, eKception or sp~iii_l approval permit and to authorize a variance . as defineailTthis sectio~and laws of fue-Stat~-of Michigfilr.--Said ~ -,Wf'l's ~ ~inf!lurl e: --.. ._ - -- - - - ~ ---- - -- --- Administrative Review. To hear and decide appeals where it is alleged by the appellant that there is an error in any order, requirement, permit, decision or refusal made by the Building Inspector or any other administrative official in carrying out or enforcing any provisions of this Chapter. ( l) ~ ( - ,,Yaria1)..Q.§. To authorize , upon an appeal a variance from t!!_e strict application of the proyjsions of this Cha~ter where by reason of exceptional narrowness, shallowness, shape or area of a specific piece of property at the time of enactment of this Chapter or by reason of exceptional topographic conditions or other extraordinary or ex~bonal condifions or such property, the strict applica. tion of the regulations enacted would r e sult in pecuhat exceptional ractical dffiiculties to, or exceptional ·- ..,_--,,__:__~-:-~---:-,:-------::-~ ____,. undue ardship upon the owner of such property provided such relief may be granted without substantial detriment t~he public good and without substantially impairing the intent and purpose of this Chapter. _In granting a variance t~ Board may attach thereto such conditions regarding the.jocation, character and other features of the proposed ses as it may deem reasonable in furtherance of the ' -~ ~pose o ns Chapte gra..ntipg a varianc~. ,,,. J.?.aar.~ state_the grounds u~1~which it ju.stifies tb..e JQ'anting of a variance . · or Jn ,,,.,,. ~ (3) * ~, Exceptions and Special Approvals . To hear and decide in accordance with the provisions of this Chapter, re quests for exceptions, for interpretations _of the Zoning ·_ Ma'!;t, and for decisions on" special approval situations on which this- Chapter specifically authorizes the Board to . pass. Any exception.or speciaf approval-shall be sub. ject to- such conditions as the Board may require to _ • . ;: prlserve and promote the character: of the ZOU(;!" district "ln question and othe'rw{~epr6mote t~e ·pur[>OSe of this ' _ : Chat>ter, iJit::luding the follow1ng: .,,. • ·- �• 5.185 Title V - Zoning and Planning (a) \ •• ., ;. - Interpret the provisions of this Chapter in such a way as to carry out the intent and purpose of the plan, as shown 1:1pon the Zoning_ l\1ap fixing the use districts, accompanying and made part of this_Chapter, where street layout actually on the ground varies from the street ~ayout as shown on the 1~1ap aforesaid. (b) Permit the erection and use of a building or use of premises for public utility purposes, upon recomrnendation of the Planning Commission. (c) Permit thu modification of the automobile parking space or loading space requirements where, in the particular instance, such modification will not be inconsistent with the purpose and intent of such requirements. (d) Permit such modification of the height and area regulations as may be necessary to secure an appropriate improvement of a lot which is of such shape, or so located with relation to surrounding development or physical characteristics that it cannot otherwise be appropriately improved without such modification. (e) Permit temporary buildings and uses for periods not to exceed one (1) year in undeveloped sections of the City and for periods not to exceed six (6) months in developed sections. (f) Permit, upon pro1)er application, the following character of temporary use, not otherwise permitted in any district, not to exceed twelve (12) months with the granting of a twelve (12) month extension being permis.siblc: uses which do not require the erection, or any capital improvement of-a structural nature. :. , \ ~The BoardorAt;i:>eals·, in granting permits for the above t€mporaxy uses, shall do s9 under the folLowing conditjons: (f) -~he granting of the ·temporui-., use _shall in no ·J -way con~titute- a change in the basic uses pet- _ _.., -mittedirt.the district nor 01,i:the property , - -..... "'.,f"'e{' i; . ..;. . ~ ..,. .., . !•-.·· n ~ .. -..,,..,.. ~:e.,,.·""e•r~ ' · �• Chapter 5l - Zoning 5. 185 wherein the temporary use is permitted. 1 ,(ii) The granting of the temporary use shall be granted in writing, stipulating all conditions as to time, nature of development permitted and arrangements for removing use at the termination of said temporary permit . (iii) All setbacks, land coverage, off- street parking, lighting and other requirements to be considered in protecting public health, safety, peace, morals, comfort, convenience and general welfare of the inhabitants of the City of Ionia, shall be macle at the discretion of the Board of Appeals . (iv) In classifying uses as not requiring capital improvement, the Board of Appeals- si1all determine fhat they arc either demountable structures related to the permitted use of the land; recreation developments, such as, but not limited to: golf-driving ranges and outdoor archei·y courts; or structures which do not require foundations, heating systcnrs or sanitary connections. (v) The use shall be in harmony with the general character of the district. (vi) No temporary use permif' shaJU.o granted without first giving notice to owners of adjacent property of the time and place of a public hearing to be held as further provided for in this Chapter. Further, the Board of Appeals shall seek the review and recommendation of the Planning Comll).ission prior to the taking of any action. (g) Permit modification of wall requirements only when such modification will not adversely affect or be detrimen_!:11 to surrounding or adjacent development: h) };,_!! consi,dera_!_~,<~u. .o1 ~llapgeals a~d all proposed vari,,. .fil_ions to this Chapter the Beard shall, before ma_!-ung ~ ~- l , =:"§; ~ �j.186 ~ Title V - Zoning and Planning ·** any variations from the Chapter in a specific case, first determine that the proposed variation will not ·_impair an adequate supply of light and air to adjacent . · • property, or unreasonably increase the congestion · in public streets or increase da er of fire or endanger public s a fety, unreasonably diminish or im air establishe d ro e rty values within surrounding area... or in any other respect impair the public 'l health, safe ty, comfort, morals or welfare of the jphabitants of the City of Ionia. .Jhe concurring vQ.te ofjour (4) members of the Board shall be ne cessary - · to reverse any orcle1;, r~irem e nt§_, decision, or de termination of the Building Inspector, or to decide in favor of the applicant any matter upon which ii l_s afilhorized by this Chapter to render a decision. Nothing her ein contained shall be construed to give or ~rant to the Board the power of autho;rity to ,alter or change this Chapter or the-Zoning l\lap, such power and authority be ing.re5erved to the Mayor and the ]1ty Council df the City of Ionia, in the manner pr o..= Vided by law. . -¥ti *·, ';;J<,. ( 5 . 186 . Orders. In exercising the above powers, the Board may reverse or affirm wholly or partly, or may modify the orders, requirement, decisi on or determination appealed from and may make such order, require ment, decision or de tcrmina, tion as ought to be made, and t o that end shall have all the powers of the Building Inspector from whom the appeal i s taken . 5 . 18 7. Notice . The Board shall make no recommendation except in a specific cas e and after a public hearing conducted by t he Board. It shall by general rule or in specific cases, dete r ··.• /;,· -~ • m ine· _the interested parties who~·· in the opinion of the Board, ~ ' may be affected by any. matter brought before it, which shall in all cases ,include all owners of record of property within three hundred (300) feet of the, premiifes 'in question, such notic~s t o be ctel{vercd· personally. or by mail addressed to the respective owners at -the. addr~si, g_iven in the last a~sessment roll . The ~ .;- ~~ri ii:-:\ .B oard may require any -eo,rty _ apply:_il.1g to tpe Board for relief _to gHre"?uch notice othe_t interested partiBs-as it.shall prci,c.;rtbe . •~~;-~•+ft\~ • ·•:;/' ' :""J.:j" _. . ."' .:.r .a_::l;·: , ' -~, . ' to ~ ~1' - ,; ! . ~,., - ,.. -S-: '. .,, ; 1.• '·"'"~, l,~- f .;~ :::-:· -~,~ .. _,.,, ~~; - J~J:f/4::{L~:~-s~\}I,-.,/,-,_:- _-~~ .:i,-_)i7J1 _{¥\ /'·.~ "f..-c.~-~'>-~~~-.:.r'... ;,.,... " "'"'T,~ -..~"':,,... z._..,. .. _.iif -ef'. . ,/. ...· ,~t'\!.~ "':}} ~ ....." r.. - ~ .,,.-;. >',.. • •• (~. ........,. ~ . . ~ . •,,,.-p~ ,.-< "''1t. w;:/'J ':• .. )' ~ ~' ~ ··, ~....~.,..--> 'tolk~:.. :.i- '{;.,. t"~ • ..').. .... -... ,..-- :;.-;. ;;·- ~ ~ ,, . ~ ~..,r:'~.,.· • . :-··. ~ ·~t J_-~, ..;.I ~ .. _ <;<>\"' ·,· ~~ --:- • ~~ 4 "-" '··~ <,. zl-. • ~i ·,, .. - ..., ~ , :,.,- '" . ... ,ff, ~.a • . •<j·~ ... ·~-·, ~·:.•, v ... .,. --~ .,~ _ -t '.'.•· �Chapter 51 - Zoning 5. 195 5. 188. Miscellaneous. No order of the Board permitting the erection of a building shall be valid for a period longer than one (1) year, unless a building permit for such erection or alteration is obtained within such period and such erection or alteration is started and proceeds to completion in accordance with terms of such permit. No order of the Board permitting a use of a building or premises shall be valid for a period longer than one (1) year unless such use is established within such peri.od; provided, however, that where such use permitted is dependent upon the erection or alteration of a building such order shall continue in force and effect if a building permit for said erection or alteration is obtained within such period and such erection or alteration is started and proceeds to completion in accordance with the terms of such permit. ARTICLE XVI - ZONING COMMISSION 5. 191. Planning Commission. The City Planning Commission is hereby designated as the Commission specified in Section 4 of Act 207 of the Public Acts of 1921, and shall perform the zoning duties of said Commission as provided in the statute in connection with the amendment of this Chapte1·. ARTICLE )..'VII PLANNING COMMISSION APPROVAL 5,195. Approval Required. In case-:? where the City Planning Commission is empowered to approve certain use of premises un~er the provjsions of this Chapter the applicant shall furnish such surveys:, plani;. or othe'r information as may be reasonably required' by sai<t'"Corrimission for .the proper consideration of the matter~ . The Planning Commission.J;hall investigate the circumstances • of each such case' and shall notify ::,UPh parties, who may in-its ': - ,•. ., - . < - ....- '"'-;. .v. " "" ..,Ji"'· ' ' --- · ~"' "' ,. . �Title V - Zoning and Pla1rning 5Ji98 opinion be affected thereby, of the time and place of any hearing which may be held relative thereto as required under its rules .of procedure. The Planning Cotnmission may impose such c-onditions or limitations in granting approval as may in its judgment be necessary to filfill the spirit and purpose of this Chapter. ... Any approval given by the Planning Commission, under which premises are not used or work is not started within six (6) months or when such use or work has been abandoned for a period of six (6) months, shall lapse and cease to be in effect. ARTICLE )(VIII CHANGES AKD AMENDME TS 5.198. Amendments. The City Council may from time to time, on recommendation from the Planning Commission or on petition, amend, supplement or change the District boundaries or the regulations herein, or subsequently established herein pursuant to authority and procedure established in Act 207 of the Public Acts of 1921 as amended. ARTICLE XIX - INTERPRETATION 5. 199. Interpretation. In the interpretation and application, the provisions of this Chapter shall be held to be minimum requirements adopted for the promotion of the public health, morals, safety, comfort, convenience, or general welfare. It is not intended by this Chapter to repeal, abrogate, annul, or in any way to impair or interfere With any existing provision of law _or Ordinance, or With any rules, regulations or permits pre- viously adopted o,:, issued or which shall be adopted or issued pursuant to tpe law relating to the use of buildings or premises; · l?rovided, however, that where this Chapter imposep a greater restriction than is ~eqttired by other ·provisions of the City Code : · . _,,· or by th.e rules, reguiations or permit_S',,. the provision!',; :of this. '4 ., .. ~:,,. , .. ~ ... w · ·-:. '#-c ," • - ' ' ' ,.. - - . . .,. . .# J.. .. # II • - , '"".' • •,.- '. ·.t ,..~~ \~ °Air:,:,! .. ' -- , _~ - • / ,-~-, ,~~~-_-;, • .. • .... f.,__...,..,, .. • ... -..:• ...... ,:;__· ~:; . ~~ 7l. - ~ ..,. Iii-. 'I: - t- ~,,. ~ ~~---1.f! .;,. •/ _: ;J/~tt.:,';J-,\:' • ,:_. ";/ ,_>, .._/. ,~ ,._ ? •• l· . ·· - '< ..__, o,I :~ ,:._:..,-+ ,..".;;,,•}.:"•,>'Jr"':::' r ·•.,,,, ,!/i �Chapter 51 - Zoning 5 . 207 Chapter shall control. ARTICLE XX ,_ VESTED RIGHTS 5 . 200. Vested Rights. Nothing in this Chapter should be in terpreted or construed to give rise to any permanent vested rights in the continuation of any particular use, district, zoning classification or any permissible activities therein; and, they are hereby declared to be subject to subsequent amendment , change or modification as may be necessary to the preservation or protection of public health, safety, and welfare. ARTICLE XXI ENFORCEIIIENT, PENALTIES AND OTHER REMEDIES Y 5. 205.. Violations. ,Any pers~~rm or corp . oratiQI12iol~tL_ing_a1_1Y_ o[ the J2fO~isi 2_11~0~ this C~1~t~r_shall up_on_c.Qfild.ci.i® ~ e_c.!_~~_E£t_~or~- than fi~e hu~~~ (S~00) dollars and the costs of prosecution or, by imprisonment in the ,.___ - - --- County JaiTior a period not to exceed ninety (90) days for each ~e ~-01~.!J◊-~h suchfine ~nd imprisorunen~the discre;.!_o~ of the court, together with the costs- oCsuehprosecution. --- -- ~ -- -- ------- - - --------- - - - 5. 206 . Nuisance Per Se. Any building or structure which is erected, altered, or converted, or any use of premises or land which is begun or changed in violation of any of the pr ovisions of this Chapter is hereby declared to be a µublic nuisance per sc, and may be abated by order of any court of competent jurisdic tion. •. ,c. ~·~ J 5 . 207 . Fines, Imprisonment. The owner of any building, or structure_or premises or part thereof, where any condition in viplation of this Chapter shall exist or shall be created: who . .; ., . ;:,:;::.;:...::.::;:=-==~=-~::.:.:..= ,.--..,;:__ .and____ .• • . has as~ . · l in the commission o such violation shall _ -·-~ _; -'' ' ' ,,.~ t y of a separate .offense and on convict10n orshall be -.~... 1~ ~ ~ ~ ·~--., --= ·~ ~ ~~~;\ ~-~ ~ Y~ ~' ~ ~ 'Z? - ~. . ,.~ ·:.. ,.._ h <j -;: 'i\, '(to . ~ - ::-:'IF .r, ,- ., ~ -~ ~:: --~~~~-!"ir-~-~~. ~~ .-I;.!_ •t �~ 5. 208 Title V - Zoning and Planning r I liable to the fines and imprisonment herein provided. 5,208. Each Dav a Separate Offense. A separate offense shall be deemed committed upon each day during or when a violation occurs or continues: 5. 2 09. Rights and Remedies are Cumulative. The rights and remedies provided herein are cumulative and in addition to any other remedies provided by law. ARTICLE XXII - SEVERANCE CLAUSE 5.210. Severance. Se ctions of this Chapter shall be deemed to be s everable and should any section, paragraph or provision hereof be declared by the courts to be unconstitutional or invaliu, such holdings shall not affect the validity of this Cha!')ter as a whole or any part hereof, other than the part so declared to be unconstitutional or invalid. I ( ARTICLE XXIII - EFFECTIVE DATE 5. 211. Effective Date. Public hearing having been held thereon, Ordinance 204 was passed by the City Council of the City of Ionia, Ionia County, Michigan, on the 4th day of February A. D., 1971, and ordered to take effect May 14, 1971. - •, .. - '."""'-:''-7-,...;;.--''-------_.;.----------~---------'-. . • . ~ • ~- .,., ~,. v...,, . ec a; .ii' • . . "1;4 -,... ., ... ·( ~ .... ..,... , k .....t " .,~ , . .._;.r-r.: ,. .. ~ .~,;, ' t~~ • ~ " 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 Ionia_Zoning-Ordinance_1971 Date A point or period of time associated with an event in the lifecycle of the resource 1971-05-14 Title A name given to the resource City of Ionia Zoning Ordinance Description An account of the resource The City of Ionia Zoning Ordinance was passed by the City of Ionia on February 4, 1971 and ordered to take effect on May 14, 1971. Subject The topic of the resource Zoning--Michigan Ionia (Mich.) Ionia 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/303c0f73a9438bb70b1bead4fa7e4367.pdf e664d2e95c055a35b6205bf363528769 PDF Text Text ... MAS ·t E R Pl AN - ,:of.. , T\-\E. M·ZO! SAGIN , WRD. CORRIDORS LPND I USE CHARTER TOWNSHIP HOME·R COUNTV1 KEY TO CATEGORICAL LAND USE AREAs OS AG Open Space A8ricuLtural LDR Low Density Residential. MDR Medium Density Residential HDR High Density Residential OF Office Service Commercial liC Neighborhood Service Commercial cs Community Service Commercial I Indust1·ial SlJP Special land Use Developments PUD Planned Unit Developments I MICHIGAN �11-4 COit .. OS 000 OS · _080 05 HOR ~ ,. u " 1J 10 0 W-.,.._E 110 l..Ee's S 1/-4 COR SCALE 1•: JOO' DRAW~ S'f P.E .G. SE RE V T14N R1E HOMER TOWN~HIP ~C COIi Ml OLAND SCHOOL DI ST / ,{/d'oljd 51/2 SEC13 M-2.Q C0Je/!101JZ_ LANP use PLAW l?ev,se.k Cf I, I s7 �2•_ .-. NW SEC COR HDR ;;,- 70 RENEE 24 23 22 ':.. rr,{ . ~ 21 C a 20 ia 19 17 16 6f'F1c.e- l) ,5,V .A, 1 ◄ : ~- .I 26 28 127 l 30 31 32 33 34 ~ 29 42 I?>AtJk. 11- 10 13E THAN N 4J lo/YlEIZ-1<:~ 12 I J-/>r-VIER-f. {3 Aft (3 e-(Z__ 13 t: y ' Co o ,-,,~_J.._-...r 5 _, 1 t... 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J 80 0 .Q .., , I C" ~:,w ~c '--VR 1-i'<> " T lt- ~C' i::: ,- ., I , • - ,~~ - , ----,., - £1J .. ~, \60 ..~ • V v ~ •., J 1 \ SCALE 1": 300' DRAWN l!>Y P.EG. '' ,, _ ) ~ IH " . , <I • ,, , ':- SCHOOL ~ HOMER TOWNSHIP ')- :).. - - • 1,J,,.. 1 , T . . ~v- !6/ SIC COR DIST RE v. T14N R1 E I,, ... 110· MIDLAND J ~ C) ,.. ' ' - ' .,,\) ·100 ' .. ~,,,.,.con ~ ; /J -13-8 ~ 5V'2SEC14 ""-~ ~,z.e,a o~ LAND USf PLA\l ~v• rec( '1 / f / f7 I �S£C // 4 I , rlUU NW SEC CX)A M 114 COA M. lO ~ ~ t:.l1 ; 3J •• GOV ; .' 2 cs 'fo,' J NEA-se- yY\ ctJviz.c. ooo G Ht>~ ., :, JOO ,so /]O ; •'- J7W~ """ "' 9 1G no 17 PUD ,, I(\ GO,- L 3 201 / '/) 0 .,~ -- ,a 7 140 cs H> ~ "'· t I!>, () ~ _., 31 ~ - ) M~ ~ "' "'· ~<) . ."' ~ ,.rs ;i <IS . ,... .. 110 'I I> /.! fo ;O ,r ''\ oD ' ,;_ M» ') 3/p ... ~ 4- 00 - 00cJ \) ! 1/-4 COR T14N R1E HOMER TOWNSHIP �I I /4 5FC _., JJ I N~S ti ◄ LINE E '4 SEC Ll UL· 1/ -4 ol C,50 0 .:c .. A<:; J C zsS' " l. > ioo JY3S Ju 16 a: jJ.) 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TE 7-16-71 ._,JOt111 OiC 4 IQ&r J!i -.c r~" 4 350 E 1/ COi 1>PR �IV\( NI- sn rZA--<:E'- l,A/ 1,-~e"l-k> LIS I=- NW !,EC OOR Pc ooo }'(le01CI of ~ 0 C, . z_ OF ~ - / .l]A _, ~, i ; 3S ' lD . ;lot I ~ ' 0 ,, ":, I V f'C /0 0 'I/. II,' .... lOR 2. l O' ,., '- 5 28' ,vo 2A j'C ::D 2. 00 0 ft 150 l"c W 11-4 COR 3 zo 5 ,11 ~S 1/ -4 LIM£ SCALL l':300' £ Ill- MtOLAHO O"AWN W 1/2 ME"I DIAN IH. P£..;, £ 1/-4 CO" · SCliOOL 01 ST REV. T14N R1 E HOMER TOWN SHIP s A~II,/ Aw !!a. I Z - 2 1 -c34= N1/2 SEC 2 CD~ RIDtJ/e... LAND USE P.L~M (2.ev• s~~ 'i / ' /g7 , �MIDLAND COUNTY . EQUAUZATION DEP AlTML'IT MIDI.ANO, MICHIGAN '86-'0 NW 5EC CCR HE 5EC CCR 0 I 13- -~ -.< ~ i C' , 41, 200 :;,· ~ ;) ll ., I 0 It'. "' It'. ~ oe "' ( , ~ ~ ~- ,- ~ .. JJ O 800 . ..o, I •- I i:.Jo ~ ...5 p:eo l)U c.t- & p~ T'f 5 TO 12. t:=- N\O~ N &.5 11'4 LINE SCALE. 1•·: 300 ' DRAW H BV f'EO . T14N R1J=" HOMER TOWNSHIP E 1/'4 ALL MI OLANO / 2 . SC HOOL 01 5 T ~ CCR z / -c' 4- V----=-=- N1/2 SEC 1 SAt:INAW R.l).CO~IOo~ LANI> USE fZ~v1<; ~.,D P~N q Ltf f 7 �I 1'4 LI NE. £ 1 / '4 COR Pc, :Jc.r, M r-c cso ,/ I I I I cs / , PC SW <lJ / 5'.J SEC COR S 11'4 COR SC A LE DRAWN T14N R1E . HOMER I ·= BY 300' P.E .G. ALL MIDLAND SCHOOL DI ST , REV. TOWNSHIP /.:: .., / 7"!3 S1/2SEC1 S- Ate /UAW 12-0. Co~P-1 Dal!. L.~Mt> U St PLft\t.a Revcrf!J.. 1 /, / i'7 �NW SEC COR N 1/-4 COR t /4 S::T ZOO I HC cfuss Au-rn S ALVA-C:E I J( / D50 PC ,OC ;oo 070 50 :J[ I 000 50 0 re 2 :50 .,50 r'C. 2 70 \) p< /'C 200 : t 210 oJ N L $ 1/ -4 LI NE SC.ALIE 1~ 300' D"AW N T14NR1E HOMER ~ ~I") ~ ~ "l ~ ~ ,.., I:!.! " W V-4 COR ~ ev P'EG TOWNSHIP HINES 910 MIDLAND SCHOOL DIST ;:, ") ~ l:' /"C. 32,0 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Homer-Charter-Twp_Master-Plan-for-the-M-20-&-Saginaw-Rd-Corridors'-Land-Use_1987 Creator An entity primarily responsible for making the resource Robert B. Hotaling & Associates Date A point or period of time associated with an event in the lifecycle of the resource 1987-09 Title A name given to the resource Master Plan for the M-20 & Saginaw Rd. Corridors' Land Use Description An account of the resource The Master Plan for the M-20 & Saginaw Rd. Corridors' Land Use for Homer Charter Township was prepared by Robert B. Hotaling & Associates in November 1985 and was revised in February 1987. Subject The topic of the resource Master plan reports Homer Charter Township (Mich.) Midland 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/753303681081980a28485236173bce77.pdf 3809b82d8309ed9f8245f0ad488922a6 PDF Text Text LAND USE MASTER PLAN REPORT A report prepared to guide the future development of HOMER TOWNSHIP MIDLAND COUNTY MICHIGAN Prepared by the: With the Assistance of: Planning Commission Charter Township of Homer Midland County, Michigan Township Board Members and Robert B. Hotaling, PCP Jeanne B. Hotaling, Associate Township Planning and Zoning Consllltnnt-.c; Adopted: September 9, 1987 �i TABLE OF CONT!l!TS ..,j Page No. _j f - I. [ r I I - Foreword Introduction Continued Support for the Plan Plan Must Be Flexible for the Future Master Plan - a 20-30 Year Program Plan Must be Comprehensive Plan Will be Influenced by Regional Changes Plan Must be Changed Occasionally Plan Must be Updated Periodically Map No. l Regional ~ap negional Considerations tlap No. 2 UJCal Area !-1.ap Population and Economic Development Characteristics, Trends and Projections Population Trends Population Projections Age Composition Households Table No. l Population Trends, Age Composition and Households Table No. 2 Building Permit Activj.ty Social Characteristics Education Levels EmploJ"lnent and Unemployment Income and Occupational Characteristics Table No. 4 Labor Force Characteristics ':'able r:o. 5 Employment by Occupation and Industry UJCation of Employment Opportunities and the Future ~able No. 6 Per Capita Income in Cities of Comparable Population Size Existing Land Uses and General Analysis of Each Residential ui.nd Use Development Commercial ui.nd Use Development Industrial ui.nd Use Development ?ublic and Semi-Public Land Use Development Agricultural Land Use Development Open Space Hazardous Areas Map No. 3 Existing ui.nd t:se Atlas Key to ui.nd Uses ~~p No. 3A Northeastern Sections of Township Map No. 3B Northwestern Sections of Township ~p No. 3C Southwestern Sections of Township l<B-p No. 3D Southeastern Sections of Township ~p No. 4 Suitability of Soils for Buildings Map No. 4A Northeastern Sections of Township Map No. 4B Northwestern Sections of Township ~ap No. 4c Southwestern Sections of Township Map No. 4D Southeastern Sections of Township l 3 3 3 4 4 4 4 5 7 b 9 lO 10 10 10 lG 11 12 13 13 15 ,_o 15,, 17 lo 19 20 20 20 20 21 21 21 22 (separate document ) 24 25 26 27 28 29 30 31 33 �Soil Resources - their Land Use Adaptability Agriculture _ Woodland-Resource Development Wildlife Habitat Development Water Resource Development Recreation Development Building Sites Development Sanitary (Septic Tank) Facilities On-Site Yap No. 5 Adaptability of Soils for Agriculture Map No. 5A Northeastern Sections of Township Map Iio. 5B North-western Sections of Township ~Rp No. SC Southvestern Sections of Tovnship Map No. SC Southeastern Sections of Tovnship Map No. 6 Adaptability of Soils for Recreation Map No. 6A Northeastern Sections of Township Map No. 6B Northwestern Sections of Township Map No. 6c Southwestern Sections of Township Ms.p No. 6D Southeastern Sections of Tovnship Map No. 7 Wetlands rap No. 7A Northeastern Sections of Township Map No. 7B Northvestern Sections of Tovnship Map No. 7C Southwestern Sections of Township Map No. 7D Southeastern Sections of Township Development Standards for land Use Categories Map No. 8 - 1985 Land Use Policy Plan (Separate Atlas) Map No. 9 - l9d5 Land Use Plan (Separate Atlas) Rural Land Uses Agricultural land Uses ( Map No. 9) Resource Development land Uses (Map No. 9) Open Space land Uses ( Map No. 9) Urban Uses Low Density Residential Land Uses (Map No. 9) Medium Density Residential land Uses (Map No. 9) High Density Residential Land Uses (Map No. 9) Office Land Uses (Map No. 9) Neighborhood Commerc i.&l Land Uses ( !vap No. 9) Commwiity Services Commercial Land Uses (t-Bp No. 9) Light Industrial Land Uses ( !-ap No. 9) Planned Unit Development (PUD) Land Use Areas Planning Standards for Roads and Highways Table No. 8 Traffic Volume Trends Map No. 10 - 1985 Road Plans Sewer and Water Map No. ll - 1965 Sewer and Water District Plan Map No. 12 - 1985 Most Recent Sever & Water Plans Natural Drainage System Map No. 13 - 1985 Storm Drainage Natural Easement Reservation Plan 33 33 34 34 35 35 35 35 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 49 49 49 52 52 53 53 54 55 56 57 56 59 61 62 63 64 65 �Appendix - Information on Soil Characteristics Map No. 14 Soil Types Z...p Map No. l4A Northeastern Sections of Tovnship Map No;- l4B Northwestern Sections of Tovnship Map No. l4C Southvestern Sections of Towship Map No. l4D Southeastern Sections of Tovnship Table No. 8 Acreage and Percent of Each Soil Type Table No. 9 Crop Yields per Acre Table No. 10 Preferred Trees tor Soil Types Table No. ll Trees for Environmental Plantings Table No. 12 Building Site Development Table No. 13 Septic Tanks and Soils Table No. 14 Utility of Soils for Construction and Land sc aping Table No. 15 Water Development and Soils Table No. 16 Recreation Development and Soils Table No. 17 Wildlife Habitat Development and Soils Table No. 18 Problems vith Surface and Ground Water _J ,-- i I - I I • 66 67 "68 69 70 71 72 74 76 81 84 87 89 91 93 95 �l. Foreword by the ':'o"WnsLir,' s Planning and Zoning Consultant . . The formulating of this Master Land Use Plan is a major effort on the part of the Planning Commission of Ho~er Tovnshi~ to more adequately plan for the future orderly use of the Township's valuable land resources and the equipping of these lands through future ~lanning for public improvements. These latter are becoming increasingly nece~sarJ in the Tovnship, and are verj· costly. 'Dierefore, orde:-1~• pat":.erns of land use developr:.ent coordir:o::.ed •.-it:: the provision of these public improven:.ents at the most eccnom:.c costs in a timely anner when needed is a. fundamental purpose back of this :1!.A.ster !:.and Use Plan • ..,, .., The plan has been prepared under the authorit:.,• of Pullie :\c:. lo2. of l ';- 5;' (!,:CL 125.321 and 125.333) and the Homer Townshi:t,, Board P.esolution estallisl:::.ng the Planning Cocreission under the provisions of P.A. 1G8. The provisions of P. A. lb8 have been followed to the extent possible in the preparation of t~is plan so as to make it as legall:r effective as is possible as a basis for its future use. Upon completion, it will be used as the basis for preparing the Zoning ~ap and various specifications to be included in it~ text. At so~e tirr.e in the future, it can also be used as the basis for making engineering, arc~itectural, landscape architectural, environmental and other more srecific studies for roads, i:;ublic utilities, schools, recreation areas, open space and other public and private facilities. The I-Aster Land Use Plan Yill 'cecome the fundamental policy plan for the successful coordination of all of the 1rivate developoent projects and public "Works rrogra.Ir:s. Ctviously, if one or more r,rivate development or public works projects fail to follo"W the plan, tt~ plan for orderly development and the economical provision of necessary public imyrovements becomes increasingly impossible. A ~.a~or conse;uence of this ,.,.o~2.d be to revert to the typical individual land use decision-making which has caused the degree of disorderliness ..,hich exists in the ':°o'.mshiI) toda;,:. ':'r.e !o~n~hip is already confronted ...,ith seeking a solution to the t'rotlem of providing a sanitar; sever system and possibly a Yai:er distribution s::ste."!'. for those areas alrea:iy developed to urban concentrations. Se~tic systems and we2.ls on-site and the lack of fire hydrants for fire fighting will continue to increase the need to overcome these increasing potentially unsafe and unhealthy environ~ental conditions, particularly in Homer Tovnship ..,hich has so =uch Flood Flain and high water table areas. Land (.;se Planning and in:i;lecentat::.on of these r.l.a.r.s a.re the only means for a To"1nship to overcome such problems. 'The ta.x?ayers of P..o~er ~o"1nship deserve to have a plan for the future developeent of the Township; so that their present and other's future investments Yill not only be protected but enhanced. But, more icporta.ntly, so tiat the environment in which they live and vork can be healthy, safe and ,.,.or~ing in behalf of improving everyone's 4uality of living. In the carrying out of this Plan it is most imt:ortant that unilateral decisions by Tovnship, School, County, Regional, State and Federal officials and agencies be discou:-aged ~hen they do not give serious consideration to the Planning Commission's adopted ~aster Land Use Plan. Such unilateral decisions �2. could encourage others to follow and this results in a disorderly pattern of developJ.T.ent. Since under t,~chigan law the Tow-nship Planning Cozratission is the only. public body given the legal responsibility to comprehensi vel:; :;:lan for all asp~~t~ of land use develor,J.T.ent, there is some basis in this for other public officials to respond and coordinate their individual developJ.T.ent planninrr programs with that of the To'W?lship's more comrrehensive and allinclusive l•:S.ste:- Land Use· Plan. Finally, once adopted by the Fla:ming Commission, the >!aster Land Use Plan sets into mot ion :1CL 125. 330. This section of the '!'mmship Planning :..ct, P.A. lbb of 1959 procedurally requires all public agencies ar.d officials to su~rnit their public utility and facility project plans to the Township Planning Commission for review and recommendations as to its compliance with the Land Jse Plan te!ore the agency or official can proceed to iJ.T.~lement their projects. To quote the statute "no street, square, park or other public wa~·, cround or open space, or public building or structure shall be constructed or authorized in the To\ltlship ••••••••• or by the board, cocmission or body having Jurisdiction •••••••• until it shall be submitted to and approved by the Planning Co?!llr.ission." The interpretation that has been placed upon "approved" is that the Planning: Corm:,.ission has the legal procedural power to review, comment upon, and make recommendations to the public agency or official resFonsible for initiating the r,roject; as well as informing the ~eneral public of its findings and conclusions. It therefore seerr.s only reasonable that all public and r,riyate organizations and individuals should be involved botL during the pre~aration of the Plan and then to meaningfully assist in carrying it out. ~oUer-':. B. Ec~alinP., ?CPProfessional Corr.r:iu:::. t:; ~lar.ner f:ta te of !•:ichigar. ?.egistrat:.on Certi:'icate !lo. 2 �.r. INTRODUC'!'ION Homer Tow::.!'lip is dependent upon its Planning Commission, ':'owr.s l.i; Board, and citizens for the success of any plans prepared for the future development of the ~ovnship. The Planning Commission with the assistance of Robert B~Eotaling and Associates, Planning Consultants, are to _study pertinent issues in an effort to determine the most apr,ropriate and effective coordinated solutions to land use and related problems. The Planninb Commission is required to adopt a Master Land Use Plan for t~e future development of the Tovnship, and then use the Land Use Plan as a basis for revising and amending the present Tovnship Zoning Ordinance and planning for public ir.provements. Within the To.mstip numerous da:.,· tc day decisions, me.n:.r .ri th longer range impacts, must be addressed. !t :. s imr,ortant therefore that the To'\lTlship have an overall coordinated "Plan" to provide the basic guidelines for directing this decision-oakir.g process. This "Plan" is the Comprehensive r.aster Plan of which the land Use Plan is the basic part to all other parts of it. It is intended, then, tr.at the Homer Township La.nd Use Plan will provide Township, School, County, P.eg:onal, State and FederaJ. officials a broad framework of reference for making their future land use and public works capital iz:iprovement decisions. Private developers, investors, realtors, businessmen and others seeking to develo~ private land vill also be provided vith this helpful plan in assisting the~ in their development decisions and any requests for future zoning changes the~· may feel would be in their and the col:!Illunit:r' s coi:'cined interests and common eood. ':'he ?lanning Co~ission shall continuall·, strive for Coa:mur.it·; Su-:-~ort. of the Flan. T:ie for::iulation of the :~ster Land Use plan is t:-.e ta.sic essE:nt:.al s:ep in an effort to create a well-balanced, attractive, convenient, desirable To.mshi;: environment for all residents, businesses, institut.'..ons and. oth·er users of land in the Toiroshir,. If this goaJ. is to be realized, there ~ust te communit:,·-.. ide knovledge, understanding, and support for tr,e Plar., includir.r tr.e citizens, Township Planning Commission, Towship 2oard, Zoning =card of Appeals and other governn.ental official.s at the Townshi;::, Ser.col ristr:.ct, Count:,,, Regional, State and Federal levels of government. ~omer ~ovnship has taken steps tovard this end by involvir.g citizens' lroups in the planning proce~s through soliciting their views in the 1)2C Townsr.ip Attitudinal Survey and in workshop and infon:iat:.onal meetinfs conducted b:,· the Planning Commission. Continued public su;:port and involve::ent are essential to insure the success of the planning ~rogram in t!:.e To ..-nshi!,. The ?lan :rust be Flexi:le - Predicting the ~uture is Uncertain The Land Use Plan is not a Plan that can be i:plemented immediately, but rather one that gives positive direction to the future physical development of the Township. Therefore, vhile the Plan indicat~·s the t::pe and character of land uses for various locations in the Towship, until actual develo~mer.t occurs, the possibilit:,, for future change exists. T:iese generalized areas are a "look ahead" to tt.e future. They are intended to be a guide in the preparation of the Zoning Map and Text initiall:,· and changes and a~endn:ents to it in accord with the general direction indicated on the land Use ?lan as the future development pattern unfolds. �. The Master La.nd Use Plan is at least a 20-30 Year Program •me La.nd Use Plan portrays all of the land uses to be included in t::e Township's compr~hensi ve development potentials for approximately the next . 20 to 30 years - from 1985 to the year 2005-2015. This Plan, however, shall be reviewed annually for possible indications of a change in land use planning direction and about everJ 5-lC years the Plan should te revised and updated, and extended for the next 20-30 years into the future. Planning is a constant process designed to accommodate change. . The Flan t-'1s-: ~e Comrrehens ive T~e I.and Use Plan ~ust give adequate consideration to the interrelationsti~: whict exist between and among all ma~or private and public . land use cate~ories, if it is to serve its function as an icportant decision-making tool. This is particularly true in respect to zoning and the equirping of land uses with the necessarJ and costly public utilities, facilities and other services. Tte Land Use Plan i~ the only instrument that gives overall comprehensive direction to all aspects of development nov and in the future. Therefore, it is basic to all land use decisions; public utilit:•, facility and other service :i:,rograit.s, as well as zoning, the platting of land, etc. It becomes the basis for architectural and engineerin~ studies for all private develop~ents and public improveu.ent~. The ~1aster !.and Use Plan sets the policy for conducting ex:.sting development with that of all future changes and additions in the pattern as it emerges in the future. Chan~es and Trends in Develonment Patterns of t~e ~e~ion will Influence ~he ?lan. Romer To..,r.ship is an integral part of the r-liila.nd-Se.gi:1a·.. -P.a: Cii:.J r.eg:.or.; therefore, the Land Use Plan must acknowledge the Township's place geograFhica.lly a.nd developmentally in the region. Recogr.ition of the recional influences upon Homer Tovr.ship's Land Use Flan ~ill i::.ake it more realistic &nd reasonable in terms of guiding the future pattern and 't~·pes of land uses in the To,.-nship. Change has al..,ays been the nature of development in the ~ownship, it is continuing and will do so in the future, and regional or outside-of-the-Township as well as those within cause this cr.ange to happen continually. Change cannot be stopped, but it can be directed through the Plan so as to have a more harmonious a.nd orderly effect upon ever::one in t!:e Township. '!'he Plan Must Be :'lexi ble as Well as C2nged Occasionall:,· The Plan will periodically require revisions to reflect significant changes in local, regional, state, or national conditions which Yill more t~an likely occur, but wb.ich cannot be foreseen at t.:us time. For example, Yithin the past memorJ-filled years several major developoents which have caused major influences upon local land development have been established. l•'.ost significant among these are: (1) the initiation a.nd expansion of the interstate highway and other freeway systems; (2) the introduction of commercial shoppine centers and specialty areas, (3) the relocation of employment centers I, �/ ..J , . from the older, obsolete and blighted central cities and the creation of new ones in the nev and everexpandinf suburbs; (4) expansion in housinb preferences from a predominantly single-family home to also include apartm~nts, towhouses, condominiums, and mobile homes; (5) the concern vith conserving our valuable agricultural and open space lands; and (6) the concern !or conserving fuels used for producing energy for economic as vell as resource conservation needs. All of these vill have significant impact upon fut".J.re land use decisions, plar.s, zoning ordinances and the provision of public improvements. It is, of course, icpossitle to r,redict the kinds of changes which r..ay occur over the years ahead, tut the ?lan can a::.~ at the future b:,· giving develo:pcent a direction that 12i'.es the cost se:1::;e: to follo;; ·..rith :uture changes codif:,·inr that direction a:; required. 'I'terefore, the Land Use Plan will be modified as conditions change. The ~ot of the . Planning Coir.mission is to assure the Tovnship that the planning vill continue to be done to the extent possible, since P. A. 168 of 1959 legally re~uires it to carry out this responsibility, and under l-ti.cr.igan Statutes no otter agency or official has this major land use policy determination re.sronsibility. ':'he Flan Must Be Urdated Periodically A:n annual reviev of the Plan should be made to ~eep aLreast of ~inor or z::a.Jor changes. ~ovever, a com!)rehensive revie'w' of t:1e ?lan sl:ould be ur..dertaken aprroximately ever:,· five to ten years dependi!'-i; upon the intensi t~· of character of the change in order to allov an up-to-date analysis of the changing conditions and trends. Should changes in the land use plan be indicated, then major chanEes in the zoning ordinance, platting and public wOrKs programs would follo;,·. The ~nd Use Plan should also be revie'w'ed and amer.ded to reflect an:,- changes in communit:,· develo:_:.ment goal::; and ::,cl::.cies as determined b:,· the Planning Cor.-..!t.ission. ':he fioi::.er Township Land Use Plan, therefore, as 1;resented herein, de; ::.c:.::; the generalized development pattern for the Tow~ship during the next ~8-3 C :,·ear r:eriod (l:;105 to 2005-2015). '!'he plan :t:rov::.des tl:e necessar:: guidel::.nes for itaking decisions concerning change::; in zoning, sutdivis.:..on re£ulations, and ;uclic work::; capital improvements. It should te noted that the Land ~se ?lan is a generalized docur.ent, while the Zoning Ordinance and Zoning !1:a.p, ?la.tting ?.egulation::; and ?utl.:..c. ~orks Car,ital Improvement Program are more specific in nature. ~he Zoni~r Crdinance and Map, Subdivision Regulations and Carital Irn~rove~ent Profraz: are the basic legal tools for implemen~ing the general goals and intent o~ the ;..a.nd ~se Pl~. The Iand Use plan, is then, the fundaz:iental or basic ele~ent in t!,e total planning proces~, a process ~hich includes the following: l. Having the Planning Con::mission form the focus for the organization. and structure that ,,..ill l;>e necessar:; to carr:r out the Planning Process procedurely. 2. Gat:ier information and analyze it on a continual basis in a comrrehensive manner in terms of population, econo~.:..c, natural resource and environment and land use development chanGe. . �I - c. 3. ?re;are and kee:;: up-to-date a comprehensive '.-~ster lAnd Use F2.an ~hicL g__ives direction to the orderly coordination of public and priVate land use developments for residential, commercial, - ir.dustrial, agricultural and open space, public and semi-public develop~ents and the public and private utilities, facilities and other se:-vices needed to e~uip or serve such land use developments and activitiez. 4. Pret'are, ador,t, use and enforce the necessar:,· zor.ing ordinance, suldivision regulations, capital i~provement programs and ot her lefal, econorr.ic, infon:.::ational tools •.rl:ich will encourage and re r,_ uire implementation of the Com;rehensive Master ~nd Use Plan. 5. Continue and enhance the planning process so as to constantl:,· :::e i r: e. position to meet changing conditions. The Township can be successful in achievinc its planned development goals if each of the above five (5) elements in the planning proces~ are earnestly pursued and gain political and popular support, a.nd is implemented by all concerned 'with public a.nd private developments through ( l) following the plan, (2 ) living '\iith the Zoning Ordinance requirements, ( 3 ) conforr.:ing platted land to the subdivision regulations and (4) supporting the financing of public improvements '\ihen they are needed for efficiency and economy of coordinating private development '\iith public improvements. All of the public 'will sooner or later help pay for the successes as well as the failures in t he carrying out of the planning process. Tax-supported puclic er-ployees are needed to manage, operate and maintain the ~O'liTlship. Private developers neec to be reminded that it will cost them more to do business in tie :o'w?lstip due to poor planning. These costs are passed on to the sucsequent consumers of their developu:.ents. These consumers become the ta.x:pa;,ers that will have to pa;,' the higher price for all aspects of development later, because ignoring planning and ignoring plans that result fron planning wi..:.l result i~ r.igher costs for ever:,·::iody in t:ie ':'ovnship. �I • rownshlps , and Places SOUTHf ASTERN MICHIGAN 13 12 ,e 43• 15 17 . \ . \ \ \ .--,-,_ 1 ' •- ) UUO" , . ., f ' •· "' I ·- '' I I 111\a I Ho~•" TWP• I I I( ·- it,......,,~ _,. . 1·-· \·. .slHiA I ' Ass ,K ' / CANADA Wf,Y'JE COU~lTY l .. l f '~ I ! .IQl•- 1 t()U l "(..I' ' MAP NO. t ,a ,.,,.... ... lO N ,o 20 u S 01101n,,....,, of Com.....,ce 12 MICHIGAN •o l!IUAEAU OF TME CENS l.' S 13 15 83" 16 17 �REGIONAL CONSIDERATIONS Homer Township may be described as a rural tovnship that it caught up in urbanization of its land and its other components - population, economy and organizational structure. It is located adjacent to the City o! Midland in Midland Count~ where the major concentration of employment, cultural and commercial uses in the local area are to be found. The dominant industry, and the largest employers, are Dow Chemical Company and Dow Corning Corp. with Dow Chemical. having its international office located in the City of Midland. Midland CoWlty is located within the East Central Michigan Planning Region, and is situated in the central portion of Michigan's lower peninsula (See 111p No. l). The City of Midland is considered to be a part of the Tri-City Region comprised of Bay City, Saginaw and Midland. The Dow Chemical Company and Dow Corning Corporation has its major manufacturing facilities within the City of Midland and represents the County's largest employer. Midland County recorded a 1980 population of 73,578 in the final U.S. Census. This represents •a 9 1 809 or 15.4% increase over the b3,769 population recorded in the. 1970 U.S. Census. The City or Midland recorded a more modest increase of 2,959 or 8.6% from 34,291 in 1970, to 37,250 in the final 1980 Census figures. Homer Township grew from 3,959 in 1970, to 4,477 in 1980, a 13.1% increase, which is relatively greater than the City and somewhat comparable to the relative grovth of the County. Homer Township is geographicall:r, socially and economically clos~l:: associated with the City of MicUaud. Fine transrortation routes from the Township to employment centers ;.rit hin the City (!,J-20, Safina .. P.oa.d, Gordonville Road and Poseyville Road) provide dirP.ct access between '!'ownshi:: residents and their jobs. Over 58% of all resrondents to the 1930 Ho~er · Attitudinal Survey indicated their place of P.mplo:,·ment 'Was the City of Midland. The other 42~ 'work in local retail and service e:.tablisii~ent:;, public ernplo:rr.ient by County, To'loT?lshir, f:chools and otht:r institutions and scattered regional employment locations. Homer '!'ownship shares its eastern l.Jounda.r:.- with the Cit/ of '.'.i~la.ud and Midland Township, its northern boundary witl1 Lincoln To·.mshii-' , its westerly boundary \ii th Jerome and Lee Townshi1;s, anri. its southc rl:/ toundary with Mount Haley To .. nship (See ttillp No. 2). Homer Township is situated adjacent to the City of !-'.idland and the t1o.-o municipalities are a part of the same urban a.nci. urcanizinr area. This urban area has been subj e·c ted to significant grorth in recent years. :-iany communities in f,(.ichigan, and throughout the entire country, loco.ted ;.rithin and adjacent to urban centers similarly have been subjected to significant gro1olth. The attractiveness of a newly developing spacious and natural aesthetic atmosphere has attracted numerous urban residents to Homer To.mship. The:,· will more than likely continue to be attracted to the tounship for many years to come because of these characteristics which are a long \lay from being spoiled and unattractive. �J • 0 u T 1&" LEGEND l'.(Y RQl,OS TO CDUlilfTl[S -•110111 -DAICJ..-OROAD :iOl.5'.0lf.lC[J"'llD GRMtOIIS"' .. >oAO l I _J auUIIOQ.5 S<Pfl(U AOlD -DAOID lll'lll(DDVU'.O~WIINFWDIIIJIG( C&A ... RESTUU ROIi) S"ISTEII Cl:SIGNATIOII lllftRSTlT( ~OWl ~ \NTCO STATES ...._...,,. § \Tl!£ - ~ BL llJSINESS L.OCP St RWT( IIJSllj[SS as ltJSoNESS SP\JI AIRPORTS l . . . fWIAl'Tt . . ~ I lllllUT rru, T tS N. 15011( flCll.fT(S ._,.,_(.,:Jil'\r'! f&Q.ITIES --.1 IGIMERC""- c,I J ◊ 0 &#l(LD . t ,IIT[D f.lC(.1Tl(S LAM'.INi ARtl ca T 15 lit. 0 0 -AIIU I STRIP · - - I t -(lDSJ RA.t.ROo\OS 11"-0.C I.IM' lill..M!(lil TRACASi (r(a&r"' - USED BT 51«A1 - ~ lfM 11.1&.a TRAOl:SI ~ !IY IOI! • ..._. !:,,( ?'{All,,c; COMPlM' IJlil S&lrlE ~ AO.IACIPIT -IS <S _, !IC)! IOlGl(lG( IIIGH~ ""-ROAD Slll.QII .... AOlO j6();( ~ ..... IIOll)'L:)r,,u; . - -,~ --=:~ .... ROAD .,__ _ , 8RtOG£S 1:1 "ti nt•T i.J.,_1 l l!IEhL :)1-IOG{ S<.9{"50, ~ .'l\6S OIi _J .,...l. ~ , ;;.uif SEIU&lOt O!lllNAuE ~,tC)t~T .. 11f .U !TJtfu, )l'!a 250FTI NAvlGATIOII .. ,. ~ )Ill Wth(l.'' 8C,,l,j 30\/N0ARl[S ..,°"'- J - ] ~ ~&l[;n.,a,,, =.:..,.,,~ '::YI&.. T~SQ.'liOIRT T 13fl ~~t~"'°' T IJ N S(CTOI t.a.f er, »cl VILLAGE :.:atien su· ....-...cFOOPr~ :·..111.Nt•fS . SAGINAW J J GENERAL HIGHWAY MAP MIDLAND COUNTY GRATIOT • aw •·• co. "' '[ MA... P 1110. 2 LOC~L I\RE.A Ml\f �10. POPULATION & ECOIWMIC DEVELOPMENT CHA:l.ACTE~ISTICS, TRENDS AND PROJECTIONS Po~ulation-~rehds [ [ [ The population of Homer Township in 1980 was 4,477, an increase of 13.1% since 1970. Since 1960, the To'Wllship's population has grown by 33%. Tr.is rate of grovth is coiq:arable to the growth or Midland City, and slightly less than ~~dland County, for the Sal'!:e period. Betveen 1~70 and 1960, the Township has growr. at tvice the rate of ~idland City; while in actual nu~bers, the population was 5lo and 2,074 individuals for Hocer Tovnsr.ir and ~idland City, respectively. Population Projections The Midland County Planning Commission, in its 1974 General Development Plan, had projecte4 a 1980 popuJ.&tion ot 5,154 (a 17.1% higher estimate and .a 130~ demographic error). Depressed State and National. economic conditions during the 1970's contributed to a slower growth rate in this area. Projections to 1990 needs to consider the genera..1 economic climate vithin the State and at Dow Chemical and Dow Corning. A reasonable assumption would be that the Township's population will continue to grov but at a slower rate of approximately 8% to 10%. The Township's popuJ.&tion therefore would increase by about 450 people during the l~O•s. For planning purposes, the Township can expect its population to increase approximately 450 to 600 individuals in each decade to the year 2000. The population of 1990 could reach about 4,900 and could reach 5,400 by the year 2000. Age Comtios it ion L L I. I The median age of the Township increased from 23.5 in 1970 to 28.4 in 1980. The percentage of the population in three major age catagories, shovn on Table l, idectify several important changes since 1960. ':'he number of cl.ildrer. and young adults under the age of 18 has declined during the l970's by 175 individuals, or 10~. There has been a large increase in the age group lo to 64 of 29% (613 individuals) and in the age group over 65 o! 42%. While the population is ~ing, 61% of its population is of working ~ge and can contribute to the support and sustinence of those under 18 and over b5. The aging trends of Homer Tovnship a.re similar to trends in Midland County and Midland City. Households The number ot 1970 households in the Township has increased by 31.5~ to l,41~ in 1980. Nearly 99% of the Township's population lives in faltily households. The Township, however, has experienced a sharp decline in the average number ot persona per household; tran 3.66 persona in 1970 to 3.ll persons in 1980. In other words, vhile the number ot households are increasing, the number of children on the average in the households are decreasing. This relationship explains the changes in age distribution of the Township's population discussed above. Houses in Homer Township are slightly larger than throughout the rest of the County and Midland City. This means that the families have more room per family and the houses are on the average mere expensive and of higher quality since a great majority of them are relatively new. �"t, 11. TABLE NO.l I \ Population Trends in Homer Towship and Co!llparisons to Midland City, Midland County, and the State [ 1960-1980 1970 r· r· r ., Total Population r- /9 Change 1960-70 1980 Median Age Change 1960-70 1970 1980 3,959 19.8 4,477 13.l 23.5 2t. 4 Midland City 35,176 26.6 37,250 5.9 24.5 20. 6 Midland County 63,769 23.9 63,769 15.4 24 .o 27.9 8,875,083 13.4 9,262,078 4.4 26.3 28.8 Homer To'W'tlship Michigan ~ Distribution bi Percent Under 18 19 to b4 r ' - 1960 1970 1960 Homer Township 41.8 33.l 53.5 {~ Midland City 40.0 29. 5 lliidland County 4·1 . 2 I. Michigan 36.6 [_ Total Population 'I 1970 Over 65 1960 1970 61.0 4.7 5.9 55.0 62.4 5.0 8.o 32.2 53.4 60.5 5.4 7. 3. 29.7 54.9 60.4 8.5 9. 8 Households 1960 Total Homer Tovnship ' i I l . j Percent l, 0751 Households 1970 Total Percent Persons per Housetc:-::s 3.66 1,419 31.5 3 .11 Midland City 10,177 35.l 3.40 13,056 28.3 2. 75 Midland County 18,013 32.3 3.51 24,4 98 36. 0 2 . 94 3,653~059 18.5 3.27 3,195,213 20.4 2.84 Michigan Source: . Persons per U.S. Census �12. TABLE NO. lI' I - i L l~ !~ I. i 2 Building Permit Activity in Homer Township 1970-1984 . !." - Year (sin1:5ie) ~bile Homes 1970 39 2 NA 1971 46 7 NA 1972 52 5 NA 1973 62 15 NA 1974 46 10 NA 1975 44 11 NA 1976 57 18 NA 1977 57 18 r;A 1978 52 19 NA 1979 30 13 NA 1980 7 5 2 (c,70C sq.ft. ) 1961 10 10 2 (11,650 sq.!t.) 1982 10 11 3 (lC,200 sq.rt.. ) 1983 16 7 3 ( 1984 9 12 5 (15,430 sq. ft. ) Residential Commercial 9,250 sq.ft.) �Social Characteristics Examination or several social characteristics assist in understanding the stability or the Tovnship and the community's ability to adapt to change. There are no d~minant ethnic nor minority groups in the Township. The characteris~ica or concern become those or family stability, educational status and income levels. L r: According to the 1980 Census, 88% of Homer Township's population was native born in Michigan. Thia figure is much higher tha.n the County (75%), Midland (67%) and the State (72%). Since 1975, 42% of the individuals over age five (5) (or 605 households) would live in different ho~es; this accounts for the creation of part of the new households during the 1970' s and implies upward mobility as current residents purchase new homes in the Township. Approximately 70j of the male and female population are or have been married (including those separated). Of the children under the 18 years of age, 851 are living with two parents; a figure comparable throughout Midland County. One-quarter (25%) of the households have children under the age of six (6). An appropriate interpretation ot these statistics suggest that residents of Homer Township have a straig "sense of place" and are strongly committed to the family institution. In Homer Towship, only 6% of the residents ov~r 60 are livinc alone, which is a much lower rate than elsewhere in this County or State. Only a few (about 60) individuals in the Tovuship are housed in group quarters (Pinecrest Home). For the elderly, they are either livinB with family members or are moving to locations in other municipalities that provide support services for them. The decline in the nUJ11ber of persons rer household suggests that many of the elderly may, in fact, be relocating out or the Township. The City of Midland's over sixty (60) population took a noticeable Jump during the 1970's as did the number of people in croup quarters. This evidence suggests that the elderly are probably movine to the City and possibly other urban areas where services are more adequately providert aml convrniently accessible in emergencies. Education Levels ! !_ I I I- Seventy-six (76) percent of Homer Township's porulation has completed high school. This figure is comparable to the County average, but considerably belov the Midland City's 85%. In addition, 12% of the Township's population has four (4) or more years of college which is slightly lo~er than the State average (14%) and considerably lover than the County's college average (23%). This latter, however, is primarily due to the population dominance and attained education level found in Midland City's 35%. The requirements of Dov Chemical and Dov Corning undoubtedly creates the environment which causes the exceptionally large number or college graduates to remain in the area. The most negative educational statistics for Homer Tovnship is the large number ot 16 to 19 year olds vho are not in school or are not high school graduates. This statistic is canparable to the State average; but much higher than the rest of the County. This, again, may be distorted by the higher attainment level in the City, and thus the Township ma.y be ccmparable to the other municipalities in the County. �14. TABLE NO. ..1. Sociai Characteristics of Homer Township Residents and Comparisons to Midland City• Midland County• and Michgian 1980 l-- t.Jnder 5 yrs. % living in different Houses in 1975 Native Born in Michigan ., /f Completed 4 or more College Yrs. 88.3 42.0 75.6 11.7 10.5 Midland City 70.3 53.1 ti4.6 35.0 4 ;9 !IJ.dland County 78.9 47.2 76.9 22.7 7.2 Michigan 75.6 43.6 68.o 14.3 ll.5 % Families w/children under 6 % of children under 18 living 1,,ith two parents • I. Homer Township [_ I 6.2 25.2 84.9 t-1.idland City 25.b 25.l 65.5 rt.idland County 22.9 25. 7 85. 9 !l.ichigan 23.8 23.0 76. 4 Source:· 1980 Census Il . I l' i I I • % of Ages 16-151 Not in school or not F.igh School Grads Homer Township % Over 60 Living Home I % High School Grads �• In summary, Homer Township appears to have a veey stable population which is family oriented. 'l1le population generally is vell educated, except possibly for the current high school age group. The only cause for concern is the high-number of 16 to 19 year olds that are not completing high school. Labor Characteristics - Employment & Unemployment 'l1le strength of the community can be measured by the number of people in the labor force., household income, and dynamics of the economic base. According to the 1980 Census, 79% of the males over age 16 and 49; of the females over 16 vere participants in the labor force. Of the females in tlie work force, 43% have children under the age of six (6). Thus, there is a large number of tvo (2) income households. Each 100 workers in the Township support 118 (1:1.18) nonvorkers. · A disconcerting feature of the Township labor force, is a 10.5% unemployment rate (which may possibly include the retired) which is slightly higher than the County average (9.2%) and noticeably higher than Midland City (7.2%). Ir the retired are included, the 10.5% figure is not out or line. Another poaaibility ia the close relationship between the unemployment rate and the number or individuals 16 to 19 who have not completed high school. This group is chronically plagued by high unemployment rates. Income and Occupational Characteristics L 'l1le median family incane for the Tovnship is $22,948 which is comparable to the County median income of $23,598, but much lover than Midland City's median income of $26,853. On a per capita basis, the mean income is $1 ,641 in the Township which is lower than both the County and Midland City by $4uu and $1,900 respectively. Only 4.8% of the TownGhip's families had incomes below the poverty line. This correlated vith the unemployment rate above and reduces the affect the seemingly high unemployment rate expressed auove. The dominant employers in the area are the Dow Chemical and Low Corning Companies located in the City of Midland. Many of the occupations of Township residents reflect employment at Dow. The maJor occupations are management and professional skills (397 workers), and technical, administrative and sales positions (530 workers). Other ma.Jar categories of occupations are precision production workers (359), operators and fabricators (292) and service positions (201). Only a very fev menbers of the work force are actively engaged full time in agricultur~l operations (56). I . When categorizing workers by the industry in vhich they are employed, the largest number (588) are employed in manufacturing, followed by retail trade (294) and construction (191). Moat ot the remaining workers work in service related industries, such as real estate, insurance, health services and communicationa. Nearly 85% or the work force is employed by the private businesses, with the maJority of publicly supported jobs being that of public education employees. �- TABLE NO. 4 labor Force Characteristics for Homer Tovnship and Comparisons to Midland City, Midland Count, and Michigan % of 1'B.les over 16 in Labor Force Sor Females over 16 in labor Force % of Females in labor Force with Children over 6 % in Percent Unem1:loyed Manufacturin5 I 1· Homer To'wtlship 79.4 48.5 43.2 10.5 32 .o 11.i.dland City 78.6 51.6 40.6 7.2 35.l Midland County 77.7 47.7 37.7 9.2 34. 5 t-'d.chigan 75.3 48.8 41.6 11.0 30.3 % of Median !_ Families Income Per Capita Fair.ily Income Homer Tovnship 22,948 7,641 4.8 Midland City 26,853 9,547 4.o l-'.idland County 23.598 8,052 6.4 Michi.ga.n 22,107 7,b88 8.2 Source: 1980 Cenaus belov Poverty line �17. TABLE NO. ~ Resident's Employment By Occupation and Industry in Homer Township 1980 No. Em'Olo,,red over 16 Total • Fem.ale Ml.nagement/Professional 397 145 Technical/Sales and Administrative Support 530 Service Occupation 201 Fore_s try 56 Occupation Farming L r· ! 1. '. & Percent Male Percent 37% 252 63:; 378 7U 152 29% 151 75% 50 25~ 56 100% Precision Production 359 14 4% 345 96% Operators & Fabricators 292 29 10% 263 90% Totals 1835 717 100% 1118 100% Industry Agriculture/Forest Construct ion 191 Ma.nu.tact ur ing 588 ( Durable Goods Transportation 35 Communication 93 Wholesale Trade 29 Retail Trade 294 Finance/Insurance/Real Eatate 108 Buaines s/ Repair Personal Services Heal th Service Education Miscellaneous Total Source: 1980 Census 59 96 104 149 26 �10 . Location of Employment Opportunities and the Future The majority of the industrial related Jobs ar~ with Dov Chemical Company and Dov Corning Corporation in the City of Midland where the mean travel time to work is reported to be 22 minutes for its labor force. This travel time to work factor includes the entire area of Homer Township; thus an exceptionally convenient home-to-work relationship exists between the Township and the maJor employer in the local area, as well as the County and surrounding region. C [ [ j_ [ L Within Homer Township there exiata a small spaced out strip o! commercial businesses primarily located along ~20 and to a lesser extent along Saginav Road in the northeastern portion of the Township. There are only two (2) ver1 small industrial activities in the Township. The Township is essentially dependent on Dow Chemical and businesses in Midland City for employment opportunities. Expansion o! commercial. and industrial a.long with some public and institutional activities should be expected and encouraged in the future, i! the projected Township population is to be realized and social stability to continue. Most o! the anticipated activities will provide new employment opportunities, pa.rticul.arly to women and young adults. Development of a broader industrial. base !or the economy vill depend on the grovth o! Dov Chemical, and will depend upon how willing the presently institutionalized economy is willing to aha.re its political, social, economic and institutional assets with "outsiders." The relatively high income levels present in the economy could be a deterrent to lower paying industrial and commercial enterprises (See Table No. 6). The international economic prestige a.nd other positive characteristics o! Dov Chemica.l on the other hand, if given local support in its future expansion requirements, could continue to be the only maJor economic sustenance in the local area as well as the County. �l S, • ... ' ! ~ ! TABLE NO. 6 r Per Capita Income in Cities ot Comparable Population Size to the City of Midland i~ [ I~ 1980 1979 1979 L Rank City [ l. Midland 37,250 $ 9,547 2. Southgate 32,058 8,978 27,299 [ 3. 1".adison Heights 35,375 8,326 24,650 4. G&rden City 35,640 8,310 26,895 5. Wy&lldotte 34,006 7,957 23,042 6. Bay City 41,593 6,818 19,780 7. Inkster 35,190 6,736 20,710 8. Port Huron 33,981 6,735 18,183 9. Jackson 39,739 6,469 18,110 10. Battle Creek 35,724 6,385 16, 625- 11. t-tlskegon 40,e23 5,507 15,107 [ [ [ [ t~ [ [.. l I - j l. Po12ulation Per C&Eita Income Family Income $ 26,653 �20. EXISTING LAND USES i - i l_ r· From land use information obtained from the Homer Township 1980 Future I.and Use Plan Report and updating it by use or zoning and building permits, and by separating out productive agricultural land from open space, which vere combined in the 1980 Report , the existing land uses can be more meaningfully identified (See Table No • .l... and r.kp No. i)• Homer Tovnship has a total acreage or approximately l5,2b0 acres (24 sections times 640 acres per section). The master land uses are as follows: l. Residential I.and Use Development ( Refer to Map No. 's 3 and 4 and Table No's 2 and 7) Single family conventional and mobile homes occupy slightly more than 1,600 acres, or 10.5% or the Tovnship's total acreage. Single tamilj homes are scattered along the road and highway system or the Tovnship. The largest concentration or housing areas are located adjacent to the eight ( 8) miles or frontage along ~h-way M-2 0, Sagina v Road and in the southeast sections or the Township. Veey rev homes are located in the most northeastern and northwestern parts of the Township and in the floodplains. The southeast area is attractive for home sites because there are pockets of soil types that can accommodate septic tanks which is a limitation or the soils in other sections or the Township. Since 1978, the construction activity in single family residences has fallen off sharply (Table No. 2). Mobile home permits during this same period of 1978-84 have a.lso faII'en off but still indicate a relatively high consumer preference (54 conventiona.l and 40 mobile homes between 1960 ILlld 1984). Housing starts during this period have been influenced by at least four (4) factors since 1980: a poor state and national economy, legislation and court orders favoring mobile homes, the high cost or conventional housing, and the lack of home sites that can be economically prepared tor septic: tan.ks. L 2. Commercial Land Use Development ( Refer to Map No. 3 and -4 and Table No. 7) Retail, service shopa, and other outlets are primarily located along Highway M-20 and S&ginav Road. The latter are located in the northeast section ot the Toll?lship. In 1985 only 106 acres or 0.7% of the total land area are occupied by commercia.l land uses in the Township. Most or these uses are am&ll privately ovned, usually by one person, a family, or a partnership. Again, the lack or public sewer and water systems has kept any larger businesses from being attracted to the Township. 3. Industrial I.and Use Development (Refer to ~•P no. 3 & 4 and Table no. T) \ The 1985 Industrial land uses, including a small furniture plant and a salvage yard, occupy only ll acres or 0.01% of land. In~ustrial sites will more than likely not be too plentiful in the Tovnship for the same reasons given for residential and commercial, as well as other types, and that is the high ground -water situation with no inexpensive and easil¥ found outlet to drain land and the lack of public: sever and water. However, there does appear to be same opportunity to locate light industry in the area �21. around the Saginav Road - U.S. 10 interchange located in the north central ,art of the Township. The C.&o. ?ailroad also passes throug~ this area paralleling Sa.einaw Road. No other r,art of ti'le To ..nship a.ppe..Ars -t.o have enough of the industrial location requirereents. Industrial uses would in any event ·oe disruptive to other more a.ppro~riate uses of these areas for agriculture, open land and residential r,urposes. 4. A total of u33 acres are classified as public and semi-rublic or institutional l and uses. The Chippeva Hature Center maintains a large holding of archaeological imr,ortance in the Township. Other large public land areas include Consumers ?over Transmission lines and oil pipe corridors, school pro,erties, Count~, homes, and other s~aller public and institutional and land holdings. Future expansion of this tyr,e of land use is dependent upon the availability of public sever and water, as well as drai.'laee of the land. L r Pu~lic/Se!!l.i-Public Land UsP. VP.velo~reent (r!efer to i•ll:l.p ifo. 3 & band Tabl~ No. 7 ) 5. ricultural Land Use Develol')fflent nefer to :,ap No. 3 & 5 and 'i'aule iio. 7) Agricultural land. that presentl: is in production that has yields whicr. are high enough to be commercially viable are located north of i•·!-2C in the central portion of the Townshir,, south of i•:-20 in the center of the To,.-nship, and in the more remote sections of the southeastern part of t he To·w nship. The total acr'!age of the ll\.re;er parcels is aprroxirr.a tely 1,500 acres, or 11. 8:; of the To-wn :.hir,' s tot.al area. At this time, much of this land is held in parcels large enoueii to e ffic ier.tly farm. To imr,rove the economic viability, ti1e To.msiiip can encourage farmers to participate in ?. A. 116, "The Agricultural aucl Open Space Act 1 " administered by the Michigan Department of i,a.tural Resources. 1 Open Snace (Rt!fer to :-a.p No. 3 & 4 and T!!.ole no. 7) l . Agricultural lands presently used for that purpose but of low productivity, woodlands, and wetlands are included in the open space category. While small scattered portions of this land coulu 0~ developed, severe limitations because of the high water taule restrict the types and amount of land that can be used for development ..-ilicn could include any concentrations of buildings or structures. To use those lands, at least public severs and drains need to be constructeci. For lands that cannot bP. developed, owners could use ?.A. llo to maintain land in open space, and avoid the cost of property taxes, providing the fan:i.ly incomes do not exceed the me.xi~wn permittetl under DliR' s administrative rules. �22. I , [ [ [ '. i. I ( - 7. Hazardous Areas ( Refer to Map No. 7) Because of the high number of rivers, streams and drainagevays, and their watershed drainage systems, the lands relatively level topography, and hi~ water table soil conditions, flooding can be a· periodic major hazard to development in the Tovnship. A map of the floodplain vithin Homer Tovnship shows that lands that could be inundated are extensive (See Y.ap No. U)• The presence of floodplains have historically influenced development in the Township as evidenced by the lack of buildings and other structures in them at the present time. These floodplains are being increasingly reserved ror storm water drainage purposes and will more than likely remain as undeveloped open space, or· like wetlands be used only ror those activities related to nature, recreation and natural resource conservation. It is estimated that about 2,500 acres or 16.4% or the land in the Township is in the floodplain hazard category. �23. 7 TABLE NO. Existing Land 'u;es Homer Tovnship Iand Use Activity Residential Acreage % or Township Total 1,627 10.6~ [ [ 9. 6% 1.0% 1,468 159 Single family Z.bbile Home Commercial 106 0.7% Industrial 11 0.1% 633 4 .1% l,875 12.3% 11,028 . 15,280 72.2% 100.0% Public/Semi-Public l. Agricul ~ure 2. Open Space Totals [ ! l- '. I I l - l. Commercial agricultural land of above average productivity is included in this category. 2. Included in this category are marginal agricultural lands (average and below), woodlands, and other undeveloped land. �r .. j - l I 1 . J EXISTING . LANO U - -·. --- ----- .. -- . - --- . ·---- .. . CHARTE:R TOWNSHIP - • . . r ·.. ,. . . . .... .. .~ .. . , - OF . .. . . - . HOMER . . MIDLAND COUNTY, MICHIGAN Sf PlEMSeR.198S - J ======== ] I'" �---------------------- r EXISTING LEGENC' CEM=TERY e • -- - [Q BULLOCK CREEK HIGH SCHOOL RESIDENTlAL, SEASONAL 0 HOMER TOWNSHIP t-lALL RESIDENTIAL, SINGLE FAMILY IT] ELECTRICITY - 2 .l ► FARM ABANDONED HOUSE / RESIDENTlAL, MULTIPLE 0 ► [!] T TRAILER9 MOBILE HOME ~ CHURCH OF • FARM 0 HOMER TOWNSHIP FIRE PUBLIC / QUASI- PUBLIC ~ U 5 DA ~ SCHOOL 0 0 INDUSTRIAL PINE II COMMERCIAL METHODIST + AIRPORT/ LANDING STRIP BW BFUNE WELL GRANGE VACAN1. FOREST, AGRICULTURE BULLOCK CREEK JUNIOR 16 - ~ (NO SYMBOU RESIDENTIAL, TWO FAMILY II " DEPARTMENT .... OFFICE RIVER 0 IO00 2000 SCHOOL CHURCH SCALE 1" HALL 3000 - ,ooo' HIGH 4000 J ~iiW&Wm ]· NAZARENE (J>~I VA TE.) 1000 J SUB STATION SCHOOL �J .... I O> - II-,. \ 1-1-0 ·\ \ • I I \ \ \ ( l - w . .... \ -I "\ -.....J ' ....., .. ' -- * '-- I- ~., • lT~ - \ I \ ... �.J cf~( ~· ..,__,_ . \ [] • * - I ( ,' . -~i .t:-Q-;. .. -~ •t• ' / * ----- • (. J •· --- x.·. 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I \ ". �SOIL RESOURCES and their Land Use Adaptability (Refer to Map No. 14 and Table No. 8 I I ' ' in Appendix) The characteristics of the Township's soils provides information on the type of land uses that are most appropriate (or not appropriate) for devefopment in the Township. Iata obtained from the 1977 Midland County Soil Survey by the Soil Conservation Service of the U.S.D.A. indicates that the Township has a large percentage of its soils in capability classes II and III which are suitable for agricultural production without economic limitations considered. However, all soils in the Township have severe limitations because of io/8.ter problems--flooding, high vater table, and poor drainage. These same restrictions also influence other possible uses seriously limiting the amount of land available for constructing dwellings with septic tanks and wells on site. To accommodate agricultural operations and dwellings the land has to be drained and mcdified in other ways. Even with drainage or other modifications, the soils generally are not suitable for septic tanks and sanitary landfills. In this section, several land uses are briefly discussed with regards to their development potential. Homer Township appears to have a natural landscape which provides environmental amenities for housing, i.e. open pastoral scenery, woods, rivers and streams and comfortable contours. It is also suitable for selected natural and active recreation facilities, and offers a variety of natural environmental wildlife habitats. ~ricultural production faces the costly dra~nage and flooding problems. Urban development must overcome the drainage and flooding problem and also ultimately face the construction of public seve~ and water systems - both at considerable public ta.x supported and private or personal costs. Agriculture Father than classify soils for agricul~ural puri:ioses by capatility, soils have been rated in terms of their productivity (yield) under a high level of management without regard necessarily as to cost. A high level of management means that action has been or can be taken to overcome natural soil limitations, i.e. drainage for crop fields. Three production categories have been created: high (solid pattern), average (dot pattern ) and lov (line pattern). These areas have been designated on 1-B.p No. 5 A, B, C. and D. -- There are three existing major agricultural areas in the Tovnship. The first area is north of F.ighvay M-20 in sections l•, 15 and 16 and a small &rea along the Tittabawassee River. The second area is south of Highway M-20 in sections 22 a.nd 23 in the center ot the Township. The third area is in the southeast portion of the Township. These areas of approximately 15 00 acres, a.nd as far as Class II and III soils can be competitive, best suited tor long-term agricultural production, providing the increases in land values a.nd taxes due to urbanization do not interfere. Even though these areas are relatively productive lands for Midland County, this does not mean that agriculture is economically viable against Class I soils. In comparision to other agricultural areas in the State, the yield �for the most often planted a.nd most productive economically per acre is still low. It is doubtful that returns cover the cost of inputs, given the trends i~ market places, To remain in agriculture operations in Homer Township vill probably have to work off-farm and become part-time farmers. The only economic incentive the Township can use to assist farmers is P.A. 116, the Michigan Agricultural a.nd Open Space Act vhich provides tax credits for enrollment as long as total family income does not exceed certain established levels. I . l Another factor for a viable -economic operation is to have available parcels large enough to cultivate field crops with modern equipn:ent, in t he agricultural areas north of Chippewa River Road, there are a few parcel~ of sufficient size for production. Hovever, in the area bowided by the Prairie, Gordonville, Homer and Badour Roads, extensive parcelling of land in small tracts and lots has occurred. While there are still several large parcels left. to commercially farm, much of the land appears committed to urban residential uses in an otherwise agricultural area, This legal and encouraged process of breaking up large parcels into smaller ones without recognizing its consequences has for many years and continues to accelerate the economic demise of agricultural land prematurely. Woodland Resource Development Refer to Map No. 5 & 6 and Table No I s 10 and 11 in the Appendix ) Production of various species and their mixture (See Table No.~ in the Appendix) as commercial trees is possible throughout most of the Tovns hip. novever, the soils with the least limitations are also the best soils for agricultural production and urban development. The major management concerns for commercial production are high seedling mortality on most soils, and the inaccessibility of some areas to equipment for harvesting, primarily because of the high water table. Rather than commercial production, woodlands have more contemporary useful. value as environmental amenities for residential development and recreation sites. Wildlife Habitat Develonment Refer to M&p No. l _ and Table No. 17 in the Appendix. The potential exists for various types or wildlife habitats because soils can support a variety of habitat cover and food elements such as grasses, legumes, herbaceous plants, trees and wetland plants. Woodland and open land and wildlife habitats are found on soils that are also productive &gricu.l.tural land (?--kp No. 5 , A, B, C & D). Wetland habitat acreage is extensive throughout the Towship, designated &s shaded areas on Map No. 7 , A, B, C, & D; particulary near the Township's rivers, creeks and drains. This is particu.l.ary true in the northwest and northeast parts or the Township. Large a?"'!as suitable for wetland habitat have already been drained and are apparently being used in agricultural production. The wetland areas designated on Map No. 7, A, B~ C, & D reemphasizes the difficult natural conditions that exist :-"that of high vater tables that occurs widely throughout the Tovnship. The designated wetland areas on the Map will be subject to cooperative planning and zoning vith the Michigan Department of Natural Resources. The State legislation governing wetland areas is specific as to size, location and character or them and the development and use of them to be permitted. �35. Water Resource Development Refer to Vap No • .J_ and 'Table No's ~ and _JJL in the Appendix Present limitations on the soils located in the Township m&k.e it difficult to create ponds (seepage), to construct dikes and levies (because of resulting wetness and seepage), and to drain land on all but a rev soils throughout the Tovnship. Thus, these problems make it verJ difficult to lllter water conditions for development, again, because of the high cos~ to overcome them and permit development. Recreation Development ( Refer to :-.iap No. b and Table No. ~ in the- Appendix) L [_- None of the soils in the Township are without lil:iitations in relation to recreation development. Those soils having moderate limitations are designated on ~ P No. 6 , A, B, C &D. While the a.mount of land suitable for recreation i~ exteMive, much of the land is already in use for agriculture production and home sites. The soils in relating their potential to recreational uses vould more than likely ce most adaptable to picnic areas, nature trails, cross-country skiing, woodland camping and selected playgroWld sites. Buildin~ Sites Development ( Refer to t-'..ap No. ,E_ and Table No. 12 in the Appendix ) Because of flooding and the high water table, only a small percentage of land ba.se is suitable for building sites without going into high additional costs in order to provide for such devel9pment. Soils with only moderate limitations are designated on Map No.~. A, B, c, & D. vith the line pattern. Those soils will support dwellings without basements as well as small industrial, commercial and institutional buildings. Lvellings with basements and shallow excavations should not be permitted because of the high risk o~ water damage due to the fact that basements would in many areas be continually submerged in ground vater which would cause basement deterioration. The areas designated in solid black on Map No. 4, A, B, C. & D have moderate limitations but can more than likely s~port septic tanks. The majority of this land is located in the southeast portion of the Township. Sanitar' (Se tic Tank) Facilities On-Site Refer to t~p No. _ and Table No. J] in the Appendix) l - Only the Plainfield (PSY) soil can support septic tank absorption fields. This soil is round scattered io sma.ll areas throughout the Tovnship witr. fairly large concentrated ·pockets to be found in sections 26 and 35. The ability of this soil to support septic tanks, _in part, is the reason why a large number of lots and parcels have occurred in the southeast portion of the Township. �r All other soils have severe limitations as far as installing septic tanks are concerned. Septic tanks pl.aced in those areas run a high risk o:' failure. The consequences could be contanination of both surface and ground vater where veils are generally located. If severe enough, there i s the possibility of environmental contamination or pollution, vhich could lead to liability accusations against those suspect and subsequent court litigation a.nd payment of damages; as ;.rell as additional cost through loss of use, and before continuing use, the cost of such correction. SAfiITARY LANDFILLS of a.ny kind are incompatible vith all of the soils in the Township. The Township should discourage any landfill from being opened in the Township. [ �- ~ ·• l!f I ... . ,.~~t!J•.. ~ . __.,.....,,-._c_. ~ • . ~-.• WR• '!-i ---. ~ - . 1. ::--....0.;;••::...;--=-:: · - .• ·- \ ~ ~ --- - - �I • l I . rI I �-·... .,.r! ·• ~·; ~ .. .• -:. · 1 ..,•' I • (! - -- �[ �. ~ ;.~ ·:.: .. 4~•. !:t .j, -~, -..'~;~ '-; -u~~ i l. .. - .:':"_ :,; 7(..,-:, -:~·i: ·:-::-.; o.a ,I [)eyelopment Recreation �?~~)ia \ - ·:i.,.__ ,.-. ><:0; ~~..--~~-· -- ~~ .. -, 9 ·.. ·:- . ~ . . .~. , . -----·~ .. ·". Le : ,,,._, . - .:; -~ : ·, ~ --:·~ : .•. P18 c.,.,.... • 31 • • ~ _:_• ~~-- . - . ~ ; ~ -I ::~,/-~ �l �I \ [ �,.. i I - �. . ..-. . .- . : - ·· . ce C II �rI I I - . .-·. . -~ - .• . \; ~ :.•: . # . ~~ .,r �L i L. ( l. �Development Standards for land Use Categories ( Refer to 1--kp No.' s JLandL_) A. Rural land Uses l. AG Agricultural land Uses a. The purpose of this la.nd use category is to provide for the compatible arrangement and development of parcels of land for residential building purposes in a pastoral, agricultural, voodl.&nd or open land settini, which will remain unserved by public water distribution and wastewater disposal systems in the foreseeable future, but which are suitable for large lot residential purposes, which can accommodate heal thtul on-site wat.e r supply and wastewater disposal, but which reserves and conserves that land which is most adaptable for present and future agricultural, woodland, natural resource and other extensive land uses. b. Planned land uses and general conditions: L. ( (l) All present principal agricultural operations and their accessory uses including home occupations on at least twenty (20) acres of land. (2) Agribusinesses that serve the present agricultural operations either as a principal use or a home occupation on at least ten (10) acres of land. (3) Nonfarm, single family residences and their accessory uses, including home occupations on at least one (l) acre of land area or 200 feet wide, or aa large a land area or width as is necessary to accommodate on-site septic tanks and wells. (4) Special uses and their accessory uses, including natural resource extraction and use, public and private utility and communication's facilities, public and private institutions for human ca.re, religion, education, recreation, and other human social purpose on at least twenty (20) acres of land. (5) Planned Unit Developments of at least twenty (20) acres in area. (b) On-site septic tanks and wells, if they meet County health and sanitation standards. - I. l. I. 2. ?.CD Resource Conservation ann Devl'!lonment Lann Uses a. ?uri:ose: ':'he r:,urr,osP. of this laud use area is to r,rovide for tr_ie arrangement of land uses that are compts.tible with the conservation, ~reservation a.nn non-intensivl'! development of_ la.ree tracts of land pr@sently ha.vine; a most nesirahle m1.turl\l enviromr.ent tlla: sh~~ld not be intensivel~ disturbP.11, excer,t minimally for nat.ura.i. hacitat. for wildlife , native flora ' natural water featurP.s, includinf . extensive wetlands and high Wl\tt!r ta1Jlt! · soils, aud otht!r ext.e:1sive land uses which retain the natural charts.ct.t!r of ti1e 1:1.ret1.. S:.r.t:::..e ��~.J_ ~ - - . - • ·- ~ ; S>-= :_ ~ •-:.;!:/ r~- ~--l"'-~ ~ ' . .. • ' • . ) ~N .· ~ .. t/7 - ~ ..:: •· . ·. -~~--- ~ {j l-~c' ;":.. "!" : ) ~ ~? ... -. . ~ ~ u,... ~- Q 6J6 • (__....._~} □ - ~~ ~-0l• • • o •• ] / ' '(). II 0. Park · 0 ~~, --- · ...•s. 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I .,_._w liiilN . • · N . . ... ..,, "' I I_/ . • ('I") ------------rr, -~i," �-52. family homes on exce,t ionRll:' lare/~ lots vill ue provided fc.l r if the spacing of such homes is 6refl.t enouch to adequately separate them from each other and the lot or pRrcel upon vhic: ll tl1ey are located can ade!]_uately hR.nclle on-site se,tic tR.nk.s and vells. 't llis ·area vill re!Tlf\in unserved b~, public sever and water. r II '' b. '. l I 3. Planned land uses (l) All present agricultural operations and their accessory uses, including home occupations and their accessciry uses, on at least tventy (20) acres of land. (2) Nonfarm, single family residences and their accessory uses, including home occupations, on at least ten (10) acres and 600 feet vide or as large a land area an width as is necessary to accommodate on-site septic tanks and wells. ( 3) Special uses. and their accessory uses, including natural resource extraction and use, public and private utility and commWlication's facilities, public and private preservation and conservation areas for plants, animals, archeologJ, nature study and other uses not requiring buildings and structures for overnight human occupancy. (4) On-site septic tanks and wells, if they meet Cou:1ty health and sanitation standards. OS On.en Sr· ace Land L's es a. Purpose: This lMd use areR has t he pu rrose of rP. t a i r.in c a ,. much of its natural environmental c hnni.cter ns :,o :; si l• l e t o the extend that 1.Juildine;s anci structures for pen:n n .... :1t overnight human occupancy and use 1.ill not b e permi ttt:: 1 a 5 an activity. b. Planned land uses and general conditions: (1) B. and general conditions: Only those uses that are planned which are permitted under the provisions of Public Act. 203 of 1979 "The Wetland Protection Act", and Public Act 245 of 1929 "Water Resources Conservation Act" (Floodplains), and Public Act 346 of 1 972, "The Inland I.&kes and Streams Act." Urban Uses l. LDR Low Density Residential land IJses a, Purpo~e: The purpose of this land use ca teeory is to provide for single family housine neighborhoods free from other uses except ~hose which ar~ (l) normall;' acces.;;ory and (2) compati ble, supportive and convenient to the residents livinP- within such a land use area. 1'he size of lots and parcels s ho~d ue planned to b~ of such area and width so that they can susta.in healthful on-site water supply and WR.stewater disposal or provide public or common vater supply and/or waste water disposal systems on an area project lssis. �?2.anr:ed lan d uses an d eerieral cor.:-Li.".. ions: u. (l ) Single fa::.ily homes and their accessor:' uses, inc.iudiHf :,,_o;r:e occupations, on at least one (:i ) acrP. of :iand. area 2 ,.:;u fet::t. wide, or as laree a lanct area or wid~h as it necessary to ~ccornmodate on-sitP. ser,tic ta.r:.ks and we.ils, or on lots o: at least 15,GOO sqURre feet in area and lJC feet wide providing eitiier r,uhlic or corrJT',on ·..ater sur,ply and/or .iaste'\,l'ater disposal systems on an area project basis. ( ;: ) Special uses and their accessory uses, including ~u·u:.ic and private ore;ar.iza.tions, educatior., recreation anc.i ot l. er facilities and areas servin1,; onl!' ti1e ill;I!leci.iate.l y surroi.;.1:dir:c residential area. (3) On-site septic tanks and wells 1 if they mP.et County riea.l t L and sanitation standards or pub.lie or co:nmon 'water Sufrl :r and waste·.. ater disr;osal systen:s. [ [ [ r Planned Unit Develo~ments (?UD's) consistine; of the land uses planned for this land use area. ((4) 2. :-i:•r. i•:~ diwt Jensit v Residential ~nd i;ses a. ?u~ose: Tte purpose of this land use category is to provi.ue fer sine.le fazily housine neieh1,or:;.cods free from ot h er uses, excert those ·..-!: ic:. are (1) nor:'lal.l:• accessory and (2 ) cor.-.;;ati ': le, sui:portive and convenient to the reside::ts livint: 'w.it iiin suc l: a land use ares.. ':::e size of lots ar.d i:arct:ls i!I ti,:;.;:; area si.o~:. t.:. ce :r,lar.::ed to ·oe of such a.'1 area and ·w·id t: . ar.d der.sity so t :-.at on-s ite ;;e.ter sur,::ly ar. f, ;.a:=n:.e..,.-ater dis;:osal s y st::::-.s are r.ot to r.. e pt:r::-.it:.ed, and develo!)rner1t ca:l O:-W./ tt: a.i.10\.-t: 'i if anc.i -~·:.t:n !=u::,lic 'water supr,ly or 1,1-a.ste'\,l'at.e!" sa::itar:: sew·er s;;st.e:::s are =.vailatle as a dirP.ct. a ·: ;ut.tir,c service t::, eacL lot or .::-arcel rlan!'le-: to oe useri for i1ousir,t; or ot.:.er :e~itted uses. 0 ~. 3. r.i:n a. F.ianned land uses ~!'lr. ceneral conditions: (l ) Sir:.gle fa:--ily ar.ct t h~ir accessory us~s, inc.iucli:11: llorr:c: occu_;iat.ions, on at leRst 15 ,C OO sq'.lB.re feet of land area 0C-l vG feet and an averar;P- of l OG feet wide and serve i 0~pub.iic sewer and water s~st.e~s includine fire hy d rants. ( c. ) S;:ecial uses a:1d their accessor:,1 uses, includir. t:; ?U .t.:.iic a.:1 d privat.e orc:anizations, educ?.t..i.on, recreation and ot t er facilities ancl areas s~rvinc: only t he irr.meciiatel y si...rrour. c in~ resictentia.l area. (3) ?la.nned linit Levelopments (?!Ji:' s ) consisting of tiie land uses planned in tnis land use areH.. F.ip:h Lensi t· , S.esident ial Land Uses Purpose: The purr,ose of this land use cateeory is to frovide a relativel:' src.all and less ex?ensive typ~ of h ousi:1g, as vell as a ·oroader range of choice of housing t:r-pes to r-eorle 'who desire to ' live in condon:.iniwr., a.mer or rental w1its, and t heir normal accessorv uses '\,l'hich are co~~atible, SUfportive or convenient to the resicients living 'within suc h r1. la.uci use area. ':"l ie l;uilciings �t containing the dvelling units may be in single or group building arrangements having group use facilities held in common, to vhich all residents have equal access and share equally in the financing or operation and maintenance. These developments vill ~nly be alloved to develop, if they can be connected to a public vater supply system or w.stevater sanitary sever system, or both if available. r l - r b. Planned land uses and general conditions: (l) Multiple family structures on at least 30,000 square feet of land area 150 feet vide, vith each building contai ning at least· tvo (2) but no more than eight (8) dvelling units per structure at the maximum rate of eight (8) dvelling uni ts· per acre of land contained vith the ovnership. (2) Special uses and their accessory uses, including public and private organization, education, recreation a.nd other facilities and areas serving only the immediately surrounding multiple family residential area. (3) Planned Unit Developments consist~ng of the land uses planned for this land use area. [ [ r 4. OF Office I.And Uses a. Purpose: This land use category is intended to provide the necessary professional administrative, personal, technical and scientific offices and related services as the princi~l uses. Any sale of retail goods are intended to be only incidental to or normally accessorJ to such principal uses. Large office uses are intended to be located at highvay interchanges vith local roads, and small office uses are intended to function as transition areas betveen commercial uses and residential uses. b. Planned land uses and conditions: (1) Offices and their accessory uses providing personal, professional, technical, mechanical and other non-product services to the public on at least 10,000 square feet of land and at a ratio of at least four (4) square feet of land area to every one (l) square foot of total principal and accessory building and structure area of ground covera.ge and served by public sever and vater systems, including fire hydrants. Otherwise, if on-site septic tanks and veils are to be used, the buildings and structures shall be located on at least one-half(½) acre of land area 100 feet wide, or as large or wide a lot as is necessary to accommodate them. (2) Office land uses are also planned as a transition land use between other commercial land uses and residential uses. Office land use areas are planned to be separate from all other categories of commercial uses, and are therefore not planned to be mixed in vith these other ccmmercial areas, except as �accessory uses to t he princi:,al comr..ercial uses r, lanneri. for those areas. r~ I. 5. (3) Cr.-site septic tanks and wells, if t Le;,' meet Cow.ty i ealt :. and sanitation standards. ( <+ ) Special uses and their a.ccessoz:, uses, including public ar.ci rrivate organizations, education, recreation and ot h er facilities and areas servinc onl:r the iml!iediately surrotmciin5 office area and its clier.tele. (5) Planned Cnit r:evelor,:ments (?t:V's ) consistin~ of t ;; e .land uses rlanneti for t r~s land use area. ;.; c :;eigh bor r:ood Commercial Land Uses Fl.. ?urpose: The :r:ur:,ose of this lan d use categor/ llas t he intent of providing areas ~1erein retail trade and service outlets can be located, in order to satisfy the day-to-day needs of the residents in the immediate neighborhood. t . ?lanned land uses and general conditions: (1 ) Small (senerally under 10,000 sq_. ft. of floor area per business) re'tail and office estai.Jlishments a:id t h eir ace es sory u ses, offerine eoods or r,roduc'ts for sale to meet t he daily needs of t.he pu·ulic located on an averae;e of atout 2G , CG~ s::_. ft. of land area r,er tusiness, at a ratio of at least. four ( .. ; S'1• ft. of la:id ari?a to ever:· one (l ) square foo-:: of total ~rinciptl and accessor:r i.;u-il ti.i.. n1: a nd struct ure lirea o f growi:..:. c overaE5e. It is planned to serve tne!!l ....-i t h pu ulic or co::mor. sewer and water s:: s'terr:s, includinc; !'::.re hydrants. C-t :: er.....-ise, if on-site ser,tic tan.i<s and .,..ells are to ue used, t::e uuildir.€s ar.d structures are rlanned to be located on at least one- r.al~ ;:: / acre of land area 1 00 feet wide or as large a lot area and .,..idt n necessar:,, to accornr.:odate them. (2) These coit.'llercial land uses are r,lanned to serve onl :,,· t he ir.:i::ediately adjacent and surrounding t.rading area. The y are r,lanneu to be located at intersections ( 4-.ra.y, if possib.l.e ) ir. order to r,rovide the rraxi~wt accessibility for t he trading area. it is planned that they be s:iaced ai:>ot:.t one ( .l. ) l'".ile ar-art an d tave an area. of at least five ( 5 ) acres of .l.a.nd area. (3; On-site septic tanks and .,..ells, if they meet Count:: llea.l t :1 and sa.nita.t ion standards or ::,ublic or com:non ..ater supp.l. ;,r and. waste~ater disposal syste~s. (4 ) Special uses and their private organi7.ations, ties and areas servins area, corr.mercial uses, (5 ) Planned Unit Develor,~ents ( PU~'s ) consistin~ of the land uses planned for this land use area. accessor; uses, including public and education, recreation and ot h er facilionly the L~mediately surrounding trad i n~ and their cliente.l.e. �5c . b. CS a. b. Community Service Commercial Land Uses Purpose: The purpose of this land use category has the intent of providing areas wherein retail trade and service outlets can -be located which are convenient to the residents of several neighborhoods and the owners, employees, guests and customers of office, other commercial, industrial and agricultural uses and activities in the Township and adjacent municipalities. Planned land uses and general conditions: (1) (2 ) Larger (generally over 10,000 square feet of floor area per business, except for certain types of specialty shops and businesses that need a more central location in a large complex of businesses for economic reasons) retail and nonoffice types of commercial service establishments which offer goods and services to the public on a community-wide trading area basis. The minimum lot area on the average is planned to be about 40,000 square feet per business, with the ratio of eight (o) square feet of land area to one ( 1 ) square foot of total principal and accessory building and structure area of ground coverage. It is planned to serve these land use areas with public sewer and water systems, including fire hydrants. Otherwise, if on-site septic tanks and wells are to be used, the buildings and structures are planned to be located on at least one (1) acre of land area 200 feet wide, or as large a lot area and width necessa:rJ to accommodate them. Co.1:1munity Service Commercial land uses are planned to serve a.n area with goods and services on a weekly basis well beyond the immediate neighborhoods for their trading area support. They are planned to be located at major highway and road intersections (4-way required) that generally have their roads extending well beyond the local neighborhoods, and which carry the heaviest daily traffic volumes so as to provide the safest, most convenient accessibility for the community it is designed to serve. It is planned that they be spaced about two (2) miles apart and have at least ten (10) acres of land area. (3) On-site septic tanks, if they meet the County health and sanitation standards. (4) Special uses and their accessory uses, including public and private organization, education and recreation and other facilities and areas serving only the immediately surrounding community commercial service uses and their clientele. (5) Planned unit developments consisting of the uses planned for this land use area. �7. LI a. b. Light Industrial Land Uses P~rpose: It is the intent of this land use category to provide ~or -the development of sites of industrial plants in which the manufacture of goods in the form of finished or semi-finished products or the assembly. compounding. or treatment of product parts or ingredients. in order to create finished or semifinished goods for sale to other industria.1 manufacturers, or to bulk or wholesale commercia.1 purchasers. It is the further intent of this land use category to permit only those industrial manufacturing uses having use, performs.nee or activity characteristics which emit a minimum amount of discernible noise, vibration, smoke, dust. dirt, glare, toxic materials, offensive odors, gases, electromagnetic radiation, or any other physically adverse effect to the extent that they are abnormally discernicle beyond the lot lines of the parcel or site upon which the industria.1 ms.nutacturing activity is located. Planned land uses and conditions: (l) Light iodustri&l manufacturing a.nd heavy commercial types of land use activities are planned for this area. This includes open land uses and uses that are conducted within buildings and structures, and located on parcels of land of at least five (5) acres and having a width of about 300 feet or as large a lot area and width necessar; to accommodate them. (2) Light industrial land uses a.re planned to be in locations that have direct access to the regional high..a.J· systetts, preferably the limited access high'lol8.ys, and rail and other fonts of regional transportation; so ~hat they can be convenient to the regional labor pool, as well as regioo.a.l wholesale markets or other region&lly located industries with which they integrate their manufacturing and distribution of manufactured goods. These land uses are planned to be located on year'round heavy duty truck routes, and off front roads which are limited by season&l restrictions. ( 3) On-site septic tanks, if they meet County healer- and sanitation standards or public or coi::mon .rater suprly a.nu waste.rater disposal systems. ( 4) Snecial uses and their accessor-1 uses, includinc puc~ic a~~ p~ivate oreaniz.ations, education and r:crea~ion. an<.l other _ facilities and areas serving only the l.lT":.Med1ate.1.y surrounc.ing indust.rial and heav:,r commercial uses and their clientele, (5) Planned Unit Develo:pme!'lts ( PL'i;' s) cons isti:;.g of t l1 e use::; planned for this la.nd use area. �5c . b. [ Planned Unit ~evelonment I.and Use Areas a. Purpose _: Because land use planning should provide opportunities for inn-ovation and change from the more traditional ways of developing land uses, the Planned Unit Development I.and Use Area is designed to accommodate this aspect of development. The purpose is to go beyond the limitations of P.U.D.'s planned for the respective individual land use areas, and provide either for any combination of more than one of the~ or to simply plan an area for P. U.D. 's of a particular land use type without the necessity of changing a non?. U. D. land use area by simply establishing one initially. b. Planned land uses and conditions: (1) Plan for mixed land uses and separate specitic land use areas through Planned ~nit Developments. '(2) PUD's of these types will be planned on the basis o~ esta.blishi:if a minimum acreage of land area in order to qualify as a PU~ project • . This will vary from smaller acreages for high intensity high cost land uses to progressively larger acreages for lover intensity lover cost land uses. (3) Special uses and their accessory uses would be planned to be included in PCT) projects on the basis of their direct sur port and relationship to the PUD. �c - ,1,/ . I - Planning Standards for Roads and Highvais (Refer to Map No. "19o5 Road Plan") I I Type of Road/Highva.y ( Planned Building Setbacks from R. 0. W. ( feet ) Type A. Major Arterials l. M-20 ( Isabella. Rd.) 2• Saginaw Rd. 3. Stark (Saginaw Rd. to U.S. interchange) 150' 80 1 Type B. Local Arterials 120' 60 1 . l i '. Planned Right-of-way Width (feet) l. Dublin Rd. ( M-20 to Saginaw Rd. and including new bridge a.cross the Tittabawassee River) 2. Sandow Rd. (M-20 to Olson Rd.) 3. Olson Rd. (Meridian to Sandow Rd. ) Rd. 4. Meridian Rd. 5. Homer Rd. ( Pine River Rd. to Olson Rd. ) 6. Tittaba.iassee Rd. (Saginaw Rd. to new bridge across the Tittabawssee River connecting with Olson Rd.) 7. Chippe-wa River Rd. (Meridian Rd. to Homer Rd. ) a. Prairie Rd. (Homer Rd. to Badour Rd. ) 9. Pine River Rd. (Homer Rd. to 4 3/4 Mile Rd. ) 10. 4 3/4 Mile Rd. (Pine River Rd. to Gordonville Road) 11. Gordonville Rd. �Ts1pe c. Collectors a.nd Connectors l. Wackerly Rd. --2-. "Tittabawassee Pd. ( Dublin Pd. to new bridge across the Tittabawassee River to Olson Rd.) 3. 5-Mile Rd. ( Olson Rd. to Chippeva. River Rd. 4. Chippeva. River Rd. ( Homer Rd. to M-20) 5. Woodcock Pd. ( Prairie Rd. to Stewart Rd.) 6. Stewart Rd. (Woodcock Pd. to Badour Rd.) 7. Badour Rd. ( Gordonville Rd. to Stewart Rd.) o. .IIJ.ller Rd. ( Meridian Rd. to Pine River Rd.) ' . l II Type D. Minor Roads All other local roads in Homer To'\illship. I 4G I bt: I 30 I 90 �cl. TAB:::..E NO. 8 Traffic Volume Trends at M-20 and Dublin Road r !. 1956 1962 1967 1970 1975 1984 .................... 4,700 a.d.t .................... 6,500 .................... 8,500 9,700 ..................... 11,000 ................... ................... 13 400 " (average daily traffic) II II II 1 Major traffic grovth betveen 1958-1975 I. 4700 to 11,000 cars per day increase of 6,300 cars per day Annual rate of 370 cars per year Grovth betveen 1958 and 1983 470C to 13 1 400 cars per day increase of 8,70G cars per day aMual rate of 350 cars per year Grovth betveen 1975 and 1963 11,000 to 131400 cars per day increase of 2,400 cars per day annual rate of 300 cars per year Traffic grovth has increased from 47GO to 13,400 betveen 195b and 1963 a 25 year period. This is a relative grovth of 285% or at an annual rate of 11.4%. Six (6) percent to ten (10) percent is the norr.al range of grovth. The 11.4% is at the top of the range. Homer Tovnship is getting its share of traffic grovth, which increases the marketability of the M-20 frontage for land uses of increasingly higher economic value and return on investment. Recent increasingly more substantial CO!DJI:ercial and other developments are evidence of this trend. If sever and wter vere available, the investment potential vould be greatly increased, and vould put more pressure on the frontage for develop~ent. �66 APPENDIX Page No. INFORMATION ·ON SOIL CHARACTERISTICS Mll.p No. 14, A, B, C & D J . l f. 66 Soil Types Map 67-70 Table No. 8 Acreage and Percent of Each Soil Type Tl Table No. 9 Crop Yields per Acre 72 Table No. 10 Preferr~d Trees for Soil Types 74 Table No. ll Trees tor Environmental Plantings 78 Table No. 12 Building Site Development Table No. 13 Septic Tanks and Soil.s Table No. 14 Utility or Soils tor Construction Table No. 15 Water Development and Soils 89 Table No. 16 Recreation Development and Soils 91 Table No. 17 Wildlife Habitat Development and Soils 93 Table No. 18 Problems with Surface and Ground Water 95 • 84 & Landscaping 87 �r .. .. :fr~_;. --~i~: -~~~ -· ,~·:. ·. -;,, ... .... -· '." , ..i:-~ , · • -◄1.._ . ,.-: ... .... ~ ~ ·2"£ifl-:?tf~ ~- �[ [ [ [ r. i' i -· ... ,..._8• ·._ •. · - · Co. . - . .. i -.· .-:.: 9• .· -·-- ·- �r j L �~.::... ..f;' ~ I t.~ ~ . Le .•, .. .,. ,.,.. .. �71 SOIL SURVEY ----------------- -' ' Soil name Man symbol AbB Ad AeB ~ coe CsB InB @ Kn ~ l.xA Me~ ~ Pa (fiy l'tB ~ x I' I : J:1. Ur ~ vi .'ii _,;_. ______________________ _,;...__ ' Abscota loamv ,and, 0 to 6 nercent slones----------~------------------------------- : Adrian muck------------------------------------------------------------------------ : Aquents---------------------------------------------------------------------------- · Belleville loamv sand-------------------------------------------------------------- ; :sowers ,ilt loam, o to 3 nercent ,loPeS•------------------------------------------- : lCohoctAh fine sandv loam , ~rAvellv sub,trAtum-------------------------------------- : :covert sand; 0 to 6 oercent slones------------------------------------------------- , :covert sand , loAmv s 11bstratum, 0 to 6 percent slone,------------------------------- : l in~ersoll silt loam, Oto 3 nercent slooes----------------------------------------- : l KinRsville loamv fine ,and--------------------------------------------------------- : lKinro,, m11ckv ,and----------------------------------------------------------------- : l l.enawee ,iltv clay loRm------------------------------------------------------------ : l l.enawee-Wixom complex , 0 to 4 percent !'!lone,--------------------------------------- : : l.o ndo l o'lm, U tn 3 nercen t , lone,--------------------------·------------------------ : Menominee ~anrt , 2 to 6 nercent !'!lone,---------------------------------------------- : Oakville fine ,and , 0 to 6 percent slone:>1------------------------------------------ : l'Rrkhill loam---------------------------------------------------------------------- : l'ella !'lilt loam-------------------------------------------------------------------- : 1'1oestone sand, Oto 3 Percent slooes---------------------------------------------- : Pinestone sand, loamv substratum, 0 to 3 oercent :>1lones---------------------------- : Pinestone-Oakville- t,rban land comnlex , 0 to 6 nercent slone:>1----------------------- : l'lainfield ,~n d , O to 6 nercent ,lone~------~-------------------------------------- : l'n ~i<'Vv i l l("l- l,1 u1,10 f"q 1r,nJ r 1 1., tJ t. n it iJ 1.r , tt 'J • :i 0.7 0.7 ;, '9 2. 3 2. 1 ol~ 2,3 ~0 2,3 70 29, 6 ;,-; I, / (; u I, 1 30 25 ,21 5 3 ,'/2 U 6, 6'4 5 5 0 , I 60 /.6 1. 1 2 .0 15 . 3 ~. 1 i, • ~o .i 5. 4 1 I, 0 6 0 1 , 6 6U I, I 35 1 , 5;; ~ 1.0~ , 1<; , 19 5 ~, 1 15 ~9 ,29 0 1 I , ~2 0 0 .5 2. 3 (). 5 2. 1 '.i ,rj 1. 2 , ... a 5.2 1. 1 1 , liO I, I ~ I J <J I ,I J I . (, r" ,t;lJ J (J. 'J ·1 , ·11 S n.,rr.P.nt .< ;lnnP~------------------------------------ : Slc>·1n t,,,m-----------------------••••---------------------------------------------- : Urban lRnrt------------------------------------------------------------------------w..i ,1~~on ~ .. n~y Jo,~----------------------------------------------------------------- · xo,n I1,;1,nv ·::1 ri cl, ·i n<"rr.~nt Lnnt?~-------------------------------------------- : Wix o,n- ll~ l li,vi l l t> - l! r ,,,.,, LR n<I c omnlex, U to 3 nerc<!nt ~lone,------------------------- : WRter------------------------------------------------------------------------- · 1.,J Acres ~, G~ :.; I . ~ •' t •~ 1.J .,) r" I ;., • J jlJ ! '2~ .) 4 (). s 1 ' / ·~.) ' (J . 1 1. U ' ,----------- ,------- ' Tot ,t -------------------------------------------------------------------- : �72 MIDLAND COUNTY, MICHIGAN TABLE s.--YIELDS ~ER ACRE Or CROPS All yields were e~tim~ted for a hiRh level of mAnaRemont in 1911 . crop is seldom 11rown or is not suited] G C C [ Li Soil name and m11n svrnbol I Corn :cor-n Su Ton Winter wheat Oats Soybeans Su Su Su 13 28 - ' 80 13 38 .. 18 so bB----------------------- Abscota Gr a~~- le1tume hay : S11P ilr oeets ,o n Ton 3 ,0 60 d. Adrian 'I &•-----------------------:: BellP.vi l le 608----------------------Bowers Ch-----------------------Cohoct ah 95 65 - . 1 l 'j Le-----------------------: Len>1we e ti 105 LrB----------------------- : Len~wee f 101 LxA----------------------- : Londo • Ka------------------------: 33 60 90 2. I 1I 4 ,0 20 3, 0 CoB----------------------Covert CsB----------------------Covert I nU----------------------- : In11er~oll ' Kin11svi l le fA 10 20 30 2. 0 11 30 ~ 55 2.8 6U 12 30 ·10 3U ?.O 40 · "' 1UU 3 . (J Kn------------------------ : I ! \. 60 85 15 42 OaB----------------------: Oakv i l l e 6U 12 30 . PsB-----------------------: Pipestone . f'/ If 1.- 5 .0 ro 3. 5 55 ~ 116 P3 55 90 L 60 12 30 oO I PtB-----------------------: ~1pestone 'I PuB----------------------: Pipestone See footnote at end of table. 38 100 1 '/ I ( " 2(J " 2u MeB----------------------: Menom in P.e ~e-----------------------i ~el l ~ 75 l '/ 115 ~a------------------------: ~ar Kh Lll \\ 35 1- 20 " 40 2.5 40 4. 5 23 I,. 25 3. 0 13 fl' 25 3. 5 111 �73 SOIL SURVEY TABLE 5.--YIELDS ~ER ACRE Or CROPS--Cont.nued Soll n11,.,e 11nd m110 svmool ,; .ill------------ -------- ; ~la.nfield PxB-----------------------: ~osevvil le Sz------------------------: Sloan : Corri :corn ., il11~e: \I/inter .iheA t Oat~ Sov be11n., Bu Ton Bu Au Bu ~ 40 6 20 ~ 103 17 52 ~ 120 w,------------------------: Wiw~eon 'I [ • ~ 95 16 14U 16 145 92 "II "/0 " -----' I ·;,:PL 1 : ,ri1 11J1,:; . ,r1•:1 •; SUllCLA:,sr:s cxc I 1ul<!'fl. me11ns nn acre11~el • ·; --- - ··- - :·M 11jor·mi1n11~ement -concP.rn,;-\S<Joc 111!!<; ) ClA .<;!I Tot11l ,-----:: Sod Clim11tP. :1c rc :11'.f' ; r~r,>:11 inn : Wf!trio~~ , : ( el : ( .il ( C) -----~---·--r-Acre-,;-;i\cr P. ~ ---- rr rr r I ~ !l6,200 811,620 1 'HJ, fJIPJ 1UlJ, U'j(J V 12,420, 12,420 V! lU, ~<J'J: 6, 9t!U ' vr r ---, VLL l ••• I ---- ''-------·' i L. ---·10,395 /0 J 395 38 4.3 42 5.0 30 4.0 3. o I l 1~ t 1 , 5!l0 y, ,tl')'; 3,315 :J '!!~: -- l. 5 W•9-----------------------: W, xom l'J\111.1·: ,, .--CJ\t'J\IICl.lTY CI.A:;:;,,:s /\Nil Ton 25 145 .. IUO W•M-----------------------: ,1, x om ._. Gra ., sle~ume hay , Su;;a r j~ I: �- 74. MIDLAND COUNTY, MICHIGAN l ABLE 7 .--WOODLAND MANAGEMENT AND .'RODUCTIVIrt for production of commercial tree~ are listed. Man~ii:ement concern5 Soll name and map symbol (llll P- : Ero~ion : hazard AbB----------------:Slig,ht ,bscot;i ~otent i al proauctl v lt v , ment : sP.e<Jl i. niJ. : Wind- : ~lant : throw :comneti- 1 li.mita- : mortalh'lz,ir·d t i. on i. tv tlon : SliRht Absence of an entry mean~ th e lnfo rmat l::.1 : S llRht :s ever!! A~----------------- : Sl i ".ht Ad nan Common trees ' :Mo<Jerate:Northern red o;ik----: ; Whi.te ;i~n----------- : :silver maple-------- : : Eastern cottonwooa-- : : American basswood--- : '' '' :sev~r-P. : Hed maple----------- : : s11ver mRnle-------- : :white ash----------- : :r~m3r~ck------------ : :Northern white-cedar : '' Bt••--------------- : SliRht aellen l le r e,s---------------- :s 1, ,,_nt :' sever-P. '' Modernte : Moder'lte:Severe ; Mn , lt"'r:1tC' :' :; I i 11 'I : 11:, L ~;am ' ;111 :h----------------- :~ :~noct -'11 1 ht ; Moaerate Sev r• rP. ::.~---------------- : ~3J.. in n t :s1u,.n t C,:; ---------------- ::-; l 1 ,,11 t. '::; 11,, t, t. ;,,e r t '0 : ouaki.na asnen------- : :Red manle----------- : :Tamarack------------ : :~in ORk-------------: :Rlack a,h----------- : l M<>d<! r:itP.;' !:i11P,nr tnl'IO lP.--•------; : Amcrlc~n ba~~waoa--- : ; ~;iner bi.rcn--------- : : Y!!Llow nirr.h-------- : t1l bl")W(? , .. i SI iRh t ::ivcrL r ir"'-•-------- : 66 : ~a~ter " c o t to ,w 0 O1, 61 e~,tern wn lt e n ; r. e , ~6 b l ac k wa lnut, · 96 Ame rlc an oa~sw c oa, 61 r ea p l n e . 51 OJ 51 45 2/ ' 45 :' IH.;ck ~rir uc e . 40 35 40 4U 'j u ':j 1 ' : Wt11 ti! red -: nr 1it: I", S(, n LnP., Amer i can ~~ ~~w0o d , f? ." )'". t r n wr. 1 t "' r, lr'lC', ',O (l (Jr" \.~l(!r"fl ~1 0 ,, .U 1 l l.t1 - r;i::•J:Jr : Northern red oak---- : : Qu;ikinii: a~nen------- : 51 '56 : He<J mRnle----------- : : E~~t~rn cottnn~oon-- : : Sl l ver m'ln l e-------- : : Whit!! R~h----------- : : swamn wh i te oak----- : :Amer1c~n ,vcamore--- : 66 : ~~~te rn c c:to~woo~ , Y6 Amer Lr ~n ~~~ ~~ n r~ , Hoderate : Hea ni.nP.------------ : : ou;ikina aspen------- : : Rlack chP.rrv-------- : :Northern red oak---- ; : ~aner birch--------- : '':MoaerntP. '': Nnrthcrn red o~k---- ':' :ouaki.ng; aspen------- : : Ea~tern cottonwooa-- : : American ba~~woo<J--- : lj t, ':Moderate :'' Northern red oak---- : 12----------------- ': :; l I Jl,h t ': severe :White oak----------- : :Hed manle-----------: :Ameri~an ba~,wood---: :Butternut----------- : ;Shag;bark hi.ckorv---- : : Bur oak------------- : :white ash-----------: '' '' l~-----------------: Sl lllh t 'I :ModerRte:Severe : Moderate : Sliii;ht '.:n llsv i lle :-------- :~in O~k------------- 1 :Northern red oRk---- : oat ~,; ,.,, fl r . 1 wn 1t P. sr, r J~ P , ea~te~ ~ w~ ~te ~L~ e . Amer 1: A~ ~~ ~ ~ ~ ~a~, nor tnfl ~· ~~~ : e- : e ·:ar. 61 61 'So :H ea n ln e, 66 e.;ster n co tt ~nwo cd, ea~tern wn1 t e n l n e , ~6 b l aCK wa lnll t , 61 Ci 1 111!<1 n 1 :1 1! , 66 61 61 eastern wh l te Plne , black wa l n1Jt, easter n co t tonwood. 61 61 61 61 Whlte ,or tJ ce, Au.,trl~n rnne , ea~tern catt o nwooa, Norwav ,or 1J ce, red man l I! , Sllver man l e, blac k wa l nut , bl.;ck ch err v. 61 o1 51 :' Norwav sor1Jce 1 51 eastern wnlte pine . :AmericRn ~vcamore--- : ~ ( l nross See footnote at end of table . I :Quaking; a~oen------- : : SlRck ~nruce--------: 115 : Black ~nruce . 15 :Northern white-cedar: : Bal~Rm fir----------: :suaar macle---------: : Red maple-----------: 15 :·r~m~r~ck•----------- : 35 110 110 I A1 Jc; tr1-1n '1 L!i e , ' Sliaht l~ =---------------- :' Sl l llht :., ~e r .~o l l Trees to ~l a n t ; S l ti! : i ndei : �75. SOIL SURVEY TABLE I .--WOODLAND MANAGEMENT AND ~RODUCTIVITY--Contin11ed M;rn,011:ement cnncern~ ~otentiill nroa11ct tvi tv -----..,...--,E.-n-,1 "'"i""n---r,.c...--------..,...-----;._--.-----....;.---'-..:..;c..::..---..:..-.:.__;._..:..;;...:..:....:;..:..~.c...-me n t :seedling; : Common tree!'! llinnnant :Ero~ion :site limita-:mortalthrow : competi-: :inaex: : hazard h111.11rd t inn tion itv ' 'I 'I ' :sf!vere :Mo<lerate:Severe :Red maole-----------: 51 :w nite 5!lr •Jce, Le----------------- : Slill:ht :severe Norwav s~ruce, Lenawee :White a~h----------- • 51 51 ea'.'ltern wntte ~ir~. :American bas~wooa--78 northern ~ntte-ce~::Silver m11nle-------Soll n11~,e anc1 man symbol Lr B•: Lenawee----------- : Sli11:ht Severe ' :' severe :Moder;:ite:Severe I Wixom-------------:s1i11:ht LxA----------------:Slill:ht l.o nd() Mo<.Jerate:SP-vere '' :Mo<1er11te:Sli11:ht : Sliah t 'I :Sli11:ht 'I : S liah t ' I :Red m11nle----------:white /1'.'lh----------: American baS'.'lwooa--:Silver m11nle-------- 51 :Whtt e spruce ; Norw.:,y ,nruce , 51 eastern wntte 0 ~ :-: '!. 51 northern wn 1 te-c e:a :-. /8 :ou11kin11: ;i~nen------:American beech-----:white Oilk----------:Red manle----------:suv.;ir manle--------- , :11111ck cherrv-------- : : American bll~SWOOd--- : 56 ' : Ht~r.k o;ak-----------: "il'nomi nee 1 .: 11 r',hl. ; ~; l L ,, t1 :sl aht t :Sli!l.ht j ,'ln---------------- : sli~nt 1 JM-( V l l :~ ~e-----------------:Slig;ht ~e 11 a ~sB----------------:Sli11:ht Pine~tone ': Moder,ote : Sull:ilr m,onle--------- : :severe Sliaht ',;i (, 1 96 61 t;ltl"'"- "":d : n1.1 L, nortnern red o aK, pin oaK. 66 :n ea 01 n e 1 ea ., tern wnite p~ne, 61 1a cl< !l t ne. 58 blac1< walnut, 66 (,1 t, I ;ir:k r;ri ,,.,. rv . : SU.ant Red manle-----------: Silver maple-------- : ~in oak------------- : White ash-----------: Americ,on b;i~~wood--- : Ou11kin11: a'.'lpen------- : Red maole----------- : Northern red oak---- : :white a~n----------- : :Silver manle-------- : :American bas~wood---: :ouaking; aspen------- : ' :Quaking; a~pen-------: :Biatooth a~nen------: :Eastern cottonwood--: :Northern red oak----: :snag;bark h1ckorv---- : :wnite ash-----------: :swamp white oak----- : See footnote at end of t;ible . J\mr~ r l "'! ::.n tJa~.,wuut'!, ea~tern white pl~(:, n()rt n ~r":i wh,te-cea;- , : Moder;ite;Northern red o;ik----: :White 011k----------- : 'Red cine------------: Ouakin11: . a~pen-------: Blar.k o,ok-----------: :su11r m10le-••------: ( ',n &1 :O1111kin11: /1'.'lnen------- : : ~ea pine------------ : : silver manle-------- : ;~ aner bircn--------- : :Y ellow bircn-------- : : American basswood--- : : Black cnerrv-------- : ' Moderate Moderate :' severe :Moderate,Severe 5o ; ',lh i te ~pruce , f., 1 e.:, ., tl!rn r.ottonwooc , (, 1 r,,,r•Ht'I c;r,ruc e , ':ib ; Hee nin e, white ~ pr u c e, 66 e;i ., terr. .ih t te p.~ e . 5o Au~tr ~ 1n n ~ne, o& 61 Americar. O~S5WOOC, naner Ol.i~n, 5o bl ;ir.1< cnerrv, 61 ba l .5 ;,,n fl r. ' Moder11te:Moder11te:Severe ri1-----------------:Sii11:nt r11rKni d 51 I : Moderate : su11:ar manle--------- : :Northern rea o;ik---- : : ~"~tern white nine--: :Americ;in ba~'.'lwooa--- : : Yellow birch-------- : :~;iner birch--------- : :l::11'.'ltern cottonwooa--: : llhite a'.'lh----------- : ·~e:-: ---------------- 'j1 ':i 1 50 : l::a ., tern white nine, l·lorwav .5 nruce , bL;icK r:h P.r rv, Austrian pine, r <'r1 m;io\-,, ,liver m;i;i l e , Austri;in nine, northern white-ceaa- . 66 : ·.in i te ., riruce, e;i,;tern white Pi r.e , 96 itr ~'! n ~ ,n t &1 61 eastern cottonwooa, 61 Amertr.;in bil'.'1 .; wooa, n<Jrthern white-ceca, . && 5 1 : Northern whtte-ceaar, white ~oruce, 51 tamarack, 51 /8 50 56 : clack ., pruce, nin Oill<, ~reen a,.n, 56 :white s nruc e, 56 86 51 51 50 51 ea,. tern cottonwooc , eastern white l)i.ne, Norwav spruce . �76. MIDLAND COUNTY, MICHIGAN TAALE 1.--WOODLAND MANAGEMENT AND ~RODUCTIVITY--Continued , Soil name and map symbol Manap;ement concern~ :-------:-rqiTio'=-r: Ero.:sion : hazard I I ta---------------- :S l iaht I ment : Seedlina: Wind- : ~lant : throw :comoeti-: limita-:mortalh;i7.ard tion itv tion I I I I :Moderate:Moderate:Sliaht Sliaht ti Pestone [_J C us•: I Pipestone--------- S l iP:ht I I I I Oak vi l l!!----------: Sl i ~ht Tr ee~ to nlant : S l te ; ;ind ex : 'I : Northern red oak---- : :White ash----------- : :shaabark hickorv----: :Hed maole----------- : :American bas~wood--:ulack a~h----------:~in oak------------:Ea~tern cnttonwood-- 61 ;white o;oruce, 61 eastern cottonwcoa, eao;tern wn1te nin e , 61 llorw;iy ~nr ·, ce, 61 wrnt" ~~n, r e<J m;i :-. l. '!', 61 Amer1c~n o~~~wooa. '16 I :Moder:itl! Sevf!re Sluht :s11aht [ [ Common tree~ : S l i ah t 'I :sl!vere ':i6 ;Whit e -~ nr 11C '!, ~6 ea1tern cottnnwood, ~6 ea.:stern wnite nine, 51 llorwav ~nruce, tllack ~oruce, 51 A111tri,rn nine, 50 northern red n~~. 51 white a~h . :o ua1<in11; a~oen------:~iatooth a1nen-----:~ a~tern cottonwood-;Northern red oak---:shaabark h1ckorv---;White a~h----------:S11a11r m11nle--------:swamo white nak----- I I 'Modl!rate:Northern red oak---;white oak----------:Red oine-----------:~11n1<in~ a"nen------- , 66 :Red nine, 61 ea~tern wn1te ~1ne, 5i; _j;ic1< n 1nP., (,(, : IS lrtc'< ,,:11,c-----------; u,,rw:1y •:1d' 111·r•, lJ l ;, c: K w;, I~,., L 1 5~ : S1J1,('lr man le---------: :Ht ac1< cherrv--------: :W hitn n"h-----------: olac~ cti err v. ~1 ur oan Lrnd. Moclernte: IC<'tl nine------------ : :Ea~tern white nine--: :J:ick nine----------- : :N orthern nin oak----: :Al ack oak-----------: L xB• : I I Po~evv1lle-------- ~li~ht :Modernte:~oder:ite:Sli~ht I I Londo-------------::~ l ' I 11 1, t1 L ' wa-----------------:Sliaht Wau~eon :severf! 'I :severe ~ t. e n l !"\ e , ~ ·1r1Jr:e, #et. n 1J ':. r: ~1 ~ r r 'I • 'I :.; l i.l(ht 62 :wt11t~ ~nruce, 61 A11~tr,~n nl~I'!, : 1'1ucJc:r ;t Le ~;, u,:,1,- rn;in le--------- ; 61 : white snr11ce, 61 e;istern cottonwooc, 61 Norw'IV ~nruce, 58 Amer1c~n tla~~wooo, 61 ea~tern wn1te pine, 58 northern wh1te-ce~ar, (, 1 bal ~;,m f 1r, Y6 tllack waln11t, 61 northern red oak, ' :severe I 'I :severe 'I :severe :severe I I :severe 'I :severe 61 e~~t~rn ~r,ttr,nw~0~. '-J6 61 I I :Red m;inle-----------: :swamn whit~ o~K-----: mAnle-------- : .':Silver :Red maDle----------- : :Silver mAole--------: ;White a~h-----------: I ( h l ar.:,<, a l ~ r.1< wr: j)l na., Nor·.. ;...v :Moder11te S11~ar maple--------- : Northern re~ oak---- : American ba~~wood--- : ~a~tern cottonwood--: ~aper t11rcn--------- : I See footnote at "'nd nf t,;ibll!, ptr-k o : M<><Jar :1L <~: :; l i11,t1l.. I O L r:1!, e ~; t ~ r--: I , Northern rl!d oak---- : :Hlack oak-----------: :E;i~tern white nine--: :American basswood---: :Y ellow birch--------: :~;iper tlirch---------: :Eastern cottonwooa-- : :White ash-----------: .Sz-----------------:Slip;ht , Sloan : it<.:<J 61 :W_hite -~ nruce, 61 nnrtn~rn wn1~'!-ce~~r. 06 rl'!d maniP.. 61 :white ., nruce, 86 silver maole, 61 whitn ~~h. �77. SOIL SURVEY HBLF. I .--WOODLAND MANAG;Ml::NT ANO t'HODUCTIVITY--Cont1nue<l Soil n11me 11nd man ,ym:iol :, ------.--~~(1 ! .. l ' t; e l le V ll le-------- :--s l i il,n t I : t' otenti11l nroductivi tv rn;-;-----;----;------;--- :- - 'I Moaer::1te : Severe \olxB---------------- : SliRnt Wixom -.; zB• : \ol i xom------------- : Sliaht L f M11na~ement concern,; IJ ment : seedlin11:: Wind- : t'lant l i mi ta- : mort11lthrow : com net i- : t i nn itv haz11rd tio~ : ~rosion : hazard -------;---- : Common trees : Site : index ; I : SliRht Qu11kin11: asoen------- : American beech------ : White Red manle----------- : Suaar manle--------- : Black cherrv-------- : American basswood--- : : sliaht Oilk----------- : I I :Moder11te:Severe I : severe I 'I :SliRht I :Sli11:ht ' I' 'I :Moderate :Moderate:Severe ' :ouakin11: a,nen-------: :Americ11n beech------ : :white Oilk----------- : Red maole----------- : Suaar manle--------- ; Blar.k cherrv-------- : Americ::1n Da~~wood--- : I I &1 61 5a 61 : Eas t er ~ .i n1 te ;:1 r. e , Norwa v , r, r uce , Dl a cK cnerr y, A11 ~tr 1;i n n in e , re,1 m11n l 1! , ~ .lv er man l e , Au,;tr i an r,1 ne, n ort hern wh 1te-ce:= · ' I I I 66 61.i : F.11,;tern wn I te pi ne , u ,, rwav ~nruce , c l ack cnerr y , Au,;tr i an nin e. 61 61 5cl 61 I Quakin11: aspen-------: Red maole----------- : Tamarack------------ : , t'in O::lk------------- : :u111r.k a~h----------- : I ------•---- ----- '•-------- ' -- - -----' -------- ! ------- · ------ I ! !Ill : Black scruce . 40 35 !IQ ll (J t ------------•-- I -- •' -- - •- •-- �78, MIDLAND COUNTY, MICHIGAN TABLE 8.--WINDBREAKS AND ENVIHONMENTAL ~LANTINGS t (The !Ymbol < ml!An., les:, th:in; the :,ymbol > me11n,i 11;re11ter th;in. he111;ht cla:,:, do not normnlly 11.row on th1, :,oil) Ab,ience of an 1ntel!t, ,.,r---------T" --- -- ------ ----- --- --- Tree,i h11v1n11. nred1cted 2 ' ~ r aver.:iii:e heu~ht~, Soil name and !!IBP !Vm0ol ' .L- 16-25 I ' '' I ' 1o1hite nine, ;C;ir0 l1 •.; T11tari11n honeysuckle, : Blacl< snruce, northern:Ea:,tern white :,nruce, 1111t11mn-: white-ced;ir, Americ:,n: red ninP., Sr.,itcn nine, ~rcen ash, J ack : olive, Amur nrivet, mountaina:,h. nine. li l AC. AbB--------------Abscot;i Ad---------------Adrian SilkY do11wood, American cr11nberryb11:,h1 white :,nruce. :A11~tri.:in nine, e;i:,tern:Northern wnitP.-ced.:ir, white nine, tamar11ck.: Scotch nine, Norw,iv ~nrucP., ~reen .:1-=;n, :c.;r,:,,101 ~ ')r,;,i•. 'I Be----------------:Silky doll.wood, Belleville hnwthorn, whitP. :,nr11ce, Amur nrivet, arrowwood. : Bl11ck .,nruce, northern: white-cP.dilr, l!il:,tnrn white r>ine, Nor1o111v spruce, t;im.:ir11ck. 'I 808---------------:White soruce, :,ilkY :Northern white-cl!dar, Bower! do11wood, bl11e :,r,r11cl!,; blAck :,r,,·•1cl!, hm11r nr I vr, t. r:ur,inP.nn l nrch, ea:,tern white ninl!. : Rf'd n i,ie, Norw.:iv ,nr11cl! . :Northern 1o1h1tn-cecl.:ir, hlnr.k :,nr11r.P., P.'1'1Lnrn : 1o1hlte nine, Norw.:iv :, nrucP.. Coil, : tuner tr.;in Csli---------- Wtitt'! .' lnr1H.:P., :111L•Jmri- rno1Jnt;, Lnnc;n, : :~r:0tch Siberi;in cr.:ioannle. olivf', Amur nrivf't. "whl.t~ ~--;n, ;:rre~., :..·;n. Ch---------------- Silky doRwond, Cohoctah hnwthorn, whitP. :,nruce, arrowwuucl. Covert C.:ir-:ill~'I 'lnn l ~r, n L'1f:', whitl! n1nl!. I : A11.1tri11n nine, : Norw;iv ,nruc~--------- , ii !', it.~ .., Inti-------------•- i\meric11n cr;inhP.rrvnr, n~ -i ,.., b11"lh, T11t11ri.:in honey-: nnrthf!rn wh1tf!-CPdilr,: !n11;erso ll .-:;1Jr.l< 1 P, hl11~ h l:\r.k ":nruc~, 1 .,. ,_ . l r: =i c;r,r-1Jce, t,;1Jronl!An l.:ircn. K~----------------:Sill<Y do11;wond, white Kin11;sville :,nr11ce, hlue :,r,r11ce, hmericAn ~rnnhcrrvb11.sh. lCn----------------::;ilkV Uot.(wo,,d, :Northern white-ced.:ir, ol;ick :,nrucf', E:,1rnnl!.:in l11rcn, tamar:tck, eii:,tern white nine. ': IS Lac~ ~nr1Jct?, :E;i:,tern white nine, hlucl< ., r,ruc<?, tamarack, northern white-cl!dar, Norw;iv :,nruce. LrB•: Lcn.1w<?C?----------::; i lkv do.,.wood, h.:iwthorn, UouRla:,fir, European larch. :~n:,tern white ninP., : Norw11v :,r,ruce, : northern white-ced11r. 'I See footnotf' at end of t.:ible. 1 C ~ r ", ~ ·. ~ r ~ ~ I "! 1 ; ., "..; . ~ :').-, .-, I r, ..J"". 4 :~ re<.J Le----------------:Silkv do11.wood, l.c,nnwPC hnwthorn, wh i tn snruce, Amur nrivet, arrowwood, bal:,.:im fir. Wixom------------:Silkv dOil.WOOd, hawthorn, white snruce, arrowwood, whitcbelle honeysuckle. n l n I!. manle, tam;irack, nnrthf'rn white-cP.011r,: Norw;iv .,nruce. hawthorn, white ,inruce, F:11rnnl!.:in lnrch, Uo11~ln~-rir. Kinross ;u11rw~v ,nr-uc~, red I 'I Norway ., nruce, :~.:i:,tern white nine, r,ine, : Austrian Dine, nnrthern white-cP.dar. ';rir-P.~,, :, .' )h, ,; =ir ,Jlin~ nool.:ir, 1o1nite a:,h, �79. SOIL SURVEY TABLE a.--WINDBREAKS AND ENVIRONMENTAL PLANTINGS--Contlnued Sod n .1me :;nd mac ,ymool 16-25 8-15 'I L x A---------------: Wh i te-s0r 11ce , Amur Londo privet, American cranberrvbush, blue ,pruce, ,ilkv : Northern white-cedar, blacl< snruce, Austrian cine, Euronean larch, doiwood. >35 26-35 'I : Norway soruce , red nine. tamarack, eastern white Pine. ~eB--------------- : Arrowwood, lilac, '1enomlnee white ,.pruce, blue soruc11, ,taihorn .,11m11c. '' : Red nine , .i a cl< pine , : : Scotch pine, northern : nin 0111<. : Red man l e, Carolina poplar. ,. 'I J a H- -------------- : T II t ;;r i ,1n hon P. y,. ,u~I< le, aut11mn-olive, lilac. UAkv1lle : Caro li na oonlar, 11reen a~n, wnite a .~h . ' .- a---------------: Amur privet, Arrowr' ar K i ll wood , h,1wthorn, I :u1ac1< ,.nruce, northern : Ea,.tern whlte nine, white-ced11r, American: jack nine, Scotch mountaina,.h. nine. :c arol1n11 non l ar, yellow-pon l ar. I I : Northern white-cedar, : Caro lin a non l ar. e11,.tern white ninft, Norway soruce, t11marac1<. 1 Siberian crabanple, silkv do~wood, white ,.nr11ce. ' I r r'e----------------: Si \l<y c1n~wnoct, 1•,•tl.1 : ur111Pt., /\mur :Northern wn1te-r.ed11r , Norwnv h:twl.hnrri, ( r' ~ r' :1nr11r.c 1 ' eastern white nine, t11m11r11c1< . wh1te ., r,ruce. I!, /\mer I c,1n : 1111,trian nine, ea ., tern Norway ,nr uce, <0ranucrrvll11.~h, L,1 te white nine, ,:uronean r, ine. larch, northern lilac, ,ill<Y do~waad, white ., nrucP. . wh i te-cedar . ,l - -------------- : II t 11<? , nruc 1o e·: to ne rec1 · ·.. :- -------------- : ·~n,te s nrucP., /\ 1ner i can Au ., trian nine , Norway snruce, red <, ~<'~tn ne c r~nt><'rrvhu.,h, t>luP. northern white-cedar , n i n'! . ·: Dru r. c-, ·11 l kv <?;t~tern white rnne. <Jo o;wood . .- 1·, e st one-------- : c11 ,1e ,nruce, Amer i can r- r-:inherr 11h11"h, l .:i t t? Au,trian nine, ea ., tern Norw'iv ,.nr 11 ce , red , white nine, northern nine. lilac, white ,.nr11ce, ,., l l<y do~wond . Car,, Li n~ Green .a ., n, (, .ar ')l , n 11 non la r, wh,tl! 1s h. Green '!l ., n , Cilr'.l l, ~~ non l ar, wh i te ~,n. 'I : c11rn l 1na non l ar, ve l lnw-n o n l ar . r'~ u--------------- : Lilac, T11tari11n honey- : Norwav ,nruce, r'l ~infi e l d : ,.ucl<l!!, a11t11mn-ntive. : Siheri11n cr'ihannle. , Eastern white nine, :C arolina nonlar . : red pine , j ack nine, Scotch nine. r : 1. 11 • : ~') SP. yv1l le------- : Americ11n cranberry: Au,.trian pine, : Norway spruce, red b11~h, bl11e ,nruce , : northern white-cedar,: nine . r ,, t,,rL:in honP.y ., ,1c1<le .: l!a ., tern white nine , : ~urooean larch. 'I Lo ntl o- -----------:White s nruc e, Amur nrivet, Amertc11n cr:inhP.rrvn11,h, ,pruce, s111<v doiwood. blue 'I :Northern white-cedar, : black snruce, /\11,tri11n ninft, Europe11n larch, tam11rac1<, Siberian cr11u11nnle, eastern white nine. ~ee r ootnotl! :it end of table. ( ~'ih , nonlar, wn1te a,.h. wnite-cedar. • ~~ •1 Lle --------- :T at'iri11n honey~11ckle , - : H111ck ,nruce , American E11,.tern white n,nl!, · ,111t11mn-nt i v~, l1l ,1 c . 1n,111nt:iin11~h, northern .i :ick nine, Scotch whLte-cedar . cine. 'o ' :Grl!r.n '; Horwav nine. ~oruce, red 'I :•,.,hite ash , Carol i na nonlar, 11reen ash. : Carolina noolar, 'lreen ash , white a~n. �80. ,- 1 MIDLAND COUNTY, MICHIGAN TABLE 8.--~INDBREAKS ANO ENVIRONMENTAL PLANTINGS--Continued Soll na111e and map symbol [ [ 16-25 'I Sz----------------:Amur privet, hawthorn,:Northern white-ced11r, Sloan : silky do•wood, white ' e11.stern white pine, spruce, arrowwood. Norway spruce, t>111111r>1ck. ; Carolina ponlar. Ur•. Urban land : I W•----------------:Silky do11,wood, olauseon ' hawthorn, Oou11;l;isfir, European larch. Eastern white pine, Norw11y scruce, ta11111rack. : Carolina ounlar. I [ L wxs--------------Wixom Silky do•wood, white spruce, arrowwood, A11111r privet, h>1wthorn. >35 26-35 :Norw11y snruce, red Eastern white nine, Austri;in cine, nine. , northern white-cedar, Norwav ,oruce, t>1111arack. \lzB•: 'I Norway scruce, red ~ixom------------,SilkY do•wood, white :E11stern white Pine, ~pruce, blue ~pruce, Austrian cine, cine. northern white-cedar. A111eric>1n cranberrv- '' : carolin;i non l ar , 11,reen ;ish, ·. mite ash. ' Green ash, Carolina poplar, white ash. Du~h; 'I :1Hack spruce, northern: Hell~•Llle------- : SL!kv uo~woou, h>1wthorn, wh LtP. white-ced11r, e;i ., tern ~nruce, l\mur nrivP.t, white nine, Norwav 'lnrucP., t;im,ir·>1c1<. :irrowwood. f I. L !, ( Carolin~ non l ar . Jrtrnn land. -------------------------------------------------------------• :Oee rn"P llnlt rlescrintlon for the comno.~ition and tlehavior of the man unLt. �81. SOIL SURVEY TABLE 9.--BUILDING SITE DEVELOPMENT ·some of the terms used Ln this table to de:,crLbe re:,trlctive soil feature:, are defined in the Glos5ary . ,text for definitions of •slia;ht,• •moderate,• and •severe.• Absence of an entry mean:, ,oLl was not rated] ~hallow excavation:, Soil name and mao symbol Dwellin1u without b;i ., eme nt s I I I ' I l. r: r L l I AbB--------------- Severe: floods, Abscota wetness, cu tbank:, cave. Ad-------••••·•--- Severe: wetnes:,, AdrLan floods, cutbank.s cave. Dwellina;s with basament:, :severe: flood.s. :severe: flood.s, wetne:,s, 'I : severe: wetne:, ., , flood:,, low streng;th. ' I ' :severe : wetne:, ., , floods, low 3treng;th. I :severe: wetne:,:,, flood.,, low :,treng;th. Local roaos and streets Small commercial building;s I' :severe: flllods, wetness. See 'I : sever@ : f l ood:,. : : s nvere : w-.tne~.s, fl 000 ., , low -~ tren11:th. Ae!l • . Aq uent-3 I' Be---------------- : Sf!vere: Belleville wetness, cu tbank:, cave, flood.s. ~o B--------------- :S PvnrP: llowc r:, ..,.c.:t.nu:-s:,. ' :severe: wetness, flllods. Severe: wetness, flood:,. '' ::P.Vt?r"P ! I : : ; jP.V('r'"f'?: : Co u--------------- Severe: Covert cutbank-3 cave, wntnll!l!I, t -~B---------------:.JYe rt we tnC?:'15, flood:,. Severe: we? tne:,:,, flood:,. Moder::1te : wetne:,s, Severe: wetne:,:,, : Severt!!: Severe : cutbanl<s C;tVe, •.;etness, tno Cl ::IVP.V. Moderate : wetnf!,i:,, shnnk-swell. rr~--------------(n~ e rso l l SC?vere : we tne ., ~. Sevf!re : wetne:,-,, ~~---------------,<, n~ !I VLl l e : i<?VCH"f'I! ~n ---------------- Severe: ~i nros:, wetne,,i, f" l qod ,1 , <: ;1vc. Le---------------- , Sf!v!!re: wetne:,s, Lenawee floods. ,. Lrl:l• : Le na,•e e---------- : Severe: wetne!'ls, l'loo<.Js . ' ~ l1 nm------------ :' 5evere: we tnes:., cutbanks cave. See footnote at end or table. '. : '? I/ , ~ ,.. f'I : f" ro,i L .::t ct i on • low ~tren11;tn . wetnes-,, ': Severe: ~ever•: wetne:,:, , floods . : f l ood~ , f r:ist actLon, wetne~~ . : Moderate : wetne:,,i , : Moder at!! : wetne~ ., . :Mol'lerate : wetness, shr1n1<-swe l l. : Mol'lerate : •.;et ne~:, . Severe : we tne:,:,. : severe: we tne ., ,. : S '!ver-1! : 5<!Vf!r-P. ! : severe: wetne:, ., . : f r,,, t ~ r. t. l wetness . /") n I wetne'I:,, flood:,, we tne,is, flood:,. : severe : wetne,:,, fl ood:,. : severe: wetn!!!'I ., , ('\o()tl~. Severe: wetnf!:, ., , q ,,nd:,, : severe : wetne!'I:,, f llltJ<l ., . : severe: : severe: low ., tren11:th , wetne!'I ., , floor!:,, : severe : l ow ., tren11;th , wetn e , ., , : ! )CV<?r-C: we tne,i:,, t" l lln<ls, cutbanks cave. C II t.b ; 1n1< :'\ ' : severe : wetne:,s , fro ., t action, floods . : !) P.VP.r'"~: wotnn'i:,, wotnn,i:,, Ch---------------- : SP.v~re: Conoct ,l h we tne:,:,, t"loods, cu tbank:, cave . 'I : seveve : wetne:,s, flood:, . : ::,.!Vf! r· e: wetne'I:,, flo Od'I. w~tnP.o:;~, l' L<Jt 1 <J.t; . I : : Sf!vere: low stren111th, we tne!'I:, , flood:,. 'I : severe: low 'ltr!!nllltn 1 wet.no:,:,, floods, ' I : sever-e: wetness. I' : Severe: low stren111th, wetne:,:,, floods. ' :severe: low ., tren,i;th, wetne:.:,, floods. I '' : Severe : wetness. ' : severe: low :,tr!!n,i;tn, wetness, floods. [l') l)(j,. I '': Severe: wetness. : Severe: low ~trcnP,th, wetne,i:,, floods. 'I : !~oder ate: wetne,..s, frost action. �82. MIDLAND COUNTY, MICHIGAN [ABLE 9.--BUILOING SITE OEVELOPM~NT--Continued Soil name and m10 3ymbol Owellin11,s without basement., Shallow excav1t1ons Owellin11,3 with basement., Small commercial bullain11,s Local roaas and streets I LxA---------------:Severe: Lendo wetness. : severe: "'e tness. Severe: wetness, : Severe: wetness. : severe : wetness, frost action. 'I MtB--------------- : Moder'lte: ~,nominee wetnes!'I. : sli~ht.-----------,Moderate: wetness. :Moderate: slope. : SLi11,ht, I I I L OiB•-------------- : severe: Oakville cut011nks cave. : sli11ht-----------:Moderate: wetness. ?a----------------:severe: rarl< h l.l l we tnf!!'I !'I, floo<l!'I. : severe: flood!'!, wetness. Pe----------------:Severe: Pella wetne!'l!'I, noods. :severe: wetne:,:,, floods. 'I ~,s---------------:severe: rinestone wetne!'l!'I, r.11th:ink!'I r.:ivP.. rtB--------------- :' scvere: r1ne!'ltone : Severe: wetne!'l!'I, I ::_jeverc: wntnn!'l!'I, wntnn!'I~, c11tll:ink!'I r.'lve. :severe: wetne!'l!'I, floods. I' :sevi,re: wetne!'ls, floods. •' H? t nCS"\ : SP.verP.: wetne,i,i. 1 I/ l I LL' --------- :~ 1•v1 • r·, ,: ,; l L~.t, c,1to;in1<s cave. l~B--------------r l a l :it"Lel<l : Severe : ,. .,etn~ss, flooas, low stren11th. I I : severe: wetne!'ls. :severe: "'etnes:,. : severe: we tnes ., . 'I : Severe: we tnP.!'I ., . :severe: "'etne:,,.. : :-.ooer.:1te : : severe: : wet:iess. : sever~: : sever'!: wetne,is. c11tO'lnk~ C'lve. U,1k 'I : severe: wetnes:,, floods. : severe: Lo w ~trenii:t h , floods, "'etne, ., . I I rue• : rine~tone-------- SnvPrn: 'I :severe : floods, wetness. Mo,Jer :i t~ : wetnes3. ~-----------: ~ i u~n wet ri P.~~, rrr:, .~ t ;,,ct,on . ..et :1e"i~. t------------ ;:;L L;1, r1 t . ~ ~~er•: <.:utt:1.an1<!'1 cilve. rxU• : r oseyville------- , Severe: ' Severe: w,• t.nP ·:.-: . '-''' t-. n"" ~ ·:. : : Severe: wn tn,.~:i. Severe: ,,H? 1 tn~ '1, . :' Severe : fr '> CI, ·,r- t i ,..in, ·..n~L ri t..: ·• 'i 1 l ow 3tren~tn. wetne!'I-', Sz---------------- :~av~re: Sloan wetness. :severe : wetness. : ~evere: wetnes!'I. :.ievere: flood!'!, wetness. : severP.: floods, we tnes!'I. :' Severe: floods, wetness. : severe : wetness, fl ooas , frost ~CtlOn. ::eve re : ~ond 1, - -----------; :,jevn r~ : wetne!'l!'I, noods. :~ever-e: ·. ;etness, frost ~ct ion. Jr•. Uroan Lanu 'I ~•----------------:severe: Jauseon wetne!'ls, cu tbank !'I c :ive. '' ~xs---------------:severe: ~ixom wetness, cutbanks cave. See footnote at end of tabl1t. I I I I :severe: "'•tness, Low stren11,th, :,hr ink-swell. :severe: "'•tnes!'I, low stren11,tn, shrink-swell. I : severe: wetness, wetness, low streng;th, shrink-swell. frost action. I I : severe: wetness. 'I :severe: I I :severe: :severe: wetness. wetness. : Moderate: wetness, frost action. �SOIL SURVEY TABLE 9.--BUILD(NG SITE DEVELOPMENT--Continued Soll name and mao svmbol ·11zB•: Shall ow excava t1ons Owellinlls without ba ., ements Dwellinu with basements Small commer-cial buildlnll;~ '' : - Wixom------------:Sever-e: : wetness, : cutb11nks cave. Belleville-------:severe: wetness, cut.banks cave, floods. :sever-e: wetness. :severe: wetness. Sever-e: wetness. ' :' Severe: wetness, floods. '' :severe: wetness, floods. : :-1oder-ate: wetne~s, fr-est action. : Sever-e: wetness, fl cods. : sever-e: wetne,is, . fr-o~t action, floods. Ur-ban land. • See map unit descriotion for the comoosition and behavior of the mao unit. f \ f Loc~l ro11d~ ~nd str-eet5 �84. MIDLAND COUNTY, MICHIGAN TA8LE 10.--SANITARY iACILITIES l j'- iome of the terms u11e<:1 in this table to describe restrictive :,oil features are defined in the Glossary. text for definition/I of ·•sli11:ht," ""1oder::ite," "ii:ood," "f::i1r," ::ind other terms •Jsed to rate .soils. Ab:,ence of an entry means :,oil w;i:, not rated] Soil name and ffl.lD .symbol Sewag:e laii:oon areiis Sectic t::ink absorption f 1elc1.s 'I 8-----------------:severe: Abscot.:i flnoc1:,, wetne:,:,, I I ' Severe: floorl:,, :,eer,aii:e. I Trench san1t;irv l11'1df1ll 'I : Severe : floods, :,eeoaii:e, too .,andv. :severe: wetne ., :,, fl nods, :,eenaii:e. ' : I AQri,1n Severe: wetne:, ., , flood:,, wetne:,11, :,eer,;ig:e, flood 11. es•, AQ11P.nt..-. I ------------------:severe: wetne:,:,, Belleville r nerc:, :,lnwlv, flood:,. h----------------- : I :; l'Vt.'r"l! : WP. tnP.,:,, I I :severe: wetne:,:, 1 :, eflD'lll<!. : ; :;cvnr~: -,P.tne,i:,. :severe: -,etness, floods. : :severe: -,etne,,. Da1lv co ver for landfill : : severe: fl cods, .seecaii:e, wetne:,:,. 'I : severe: wetnes:,, floods, .seer,;iii;e. I I d------------------:SP.v~r@: i\re;i sanitary l .:indf ill Poor: too :,;indy, seenalle . Poor : hard to p~cl< , -,etne, ., . 'I :severe: wetnes11, s eeoa•e, flood:,. : l'oor: -,etne,,. : Severe: -,etne,,. ; r' rl i r: : Sever-f! : : r' oor- : -,e tne,:, . too cl ayev. rierc:, ., lowlv. h------------------ :~icverc: Coh o c:t.t11 wP.tne:,:,, floo<1:,. :s evere: -,e tnf!/1/1 1 floort,, ,;eP.n;iRe . 'I : sever-e: -,etne .,11, floods, ,eenall:P.. -,etne:,s, floods, s een!lP.e. I J3----------------- :~;c ver~: : 0 11r,r·1. SP.vere : too ,andv, we tne:,.,, .seenalle . : S eve ,.,. : w,~tn<'~~- 'i<?f"O:'l fl~, ;;e tne'I ., . .18----------------- ~0----------------<u1 11·:1JLLl t! I : severe: ' wetne,s, seepaii;e. I : ?')Or: too ,;inctv. S0vere: WP. tnf?,,, : :;ev~re: ·. ietnP., ., . SevP.re: -,etne .,11. : severe: ;;etne:,s. : roar: tn1n La v er . ; :l<!vr.rr.o : Severe: wetne:,s, ., een.111:e, too ,andv. : SevP.re: ;;etness, : r'oor : : -,etne,,, ,; P.P.O.:tll;e • wetne~ ., , ~n------------------ : severe: '': Severe: : Severe: -,etne,, , flood.,, .seenalle. : Severe: -,etne,s. I' : severe: flood 11, wetne:,:,. : ;;f! L'loo<I ., . I e------------------:severe: Len nwP.e nerc:, :,lowlv, wetnP.:,:,, l'lnn<t:,. : I l.ennw,.P.------------:severe: nP.rc:,i :, low l v, wetne:,11 1 floort:,. 'I ~ixom--------------:severe: wetnP.:,:,, nerc:, :,lowlv. See footnote at end of table . ' I tnf? .'I:, I :,eer,1111:e. WP tnP~ .c; 1 I-re•: ; r'oo r : t on ,an rJv, ., eeoag:e . ;3 evere: -,etne, ., , 'lf!en;ig:P.. t'l n od/I, L- : severe : seenag;e , we tnes ., . ~>evP-rt? : wP.tne~ ., , nl'rc:, ,Lnwlv. ------------------ :~c•v"r": Severe: ;;e tne,11, ' too :,and_v. I ,eenalle, wetne:,:, 1 tno ~-'ln<1y, flood:,. '!een.:i11:e. ': severe: \oletn"~~, : Severe: floods, -,etne:,:,. ' l'oor: ;;etness. ' I I :severe: flood:,, -,etntt:,s. : severe: flood/I, -,etnes11. 'I 'I : Severe: -,etnttss. : Severe: wetn1ts:, 1 seen.:ia:e. : ~oor : ;;etnP.:,:,, flood,, seeoaa:e. :severP. : -,<!tno:::,. too ,andv, seenaii;e. i"oor: -,etne:,s, I I : Severe: -,etne:,.s, .seecaii:e. See : ~·air: too clayey. �SOIL SURVEY TABLE 10.--SANITARY r'ACII.ITIES--Contin11ed Soil name and man symbol {'" (' Sentic tanl< absorntion fields Sewaite laitoon area,• Area sanLtary lanaflU Trench :,iinLtary l.:indfill . LxA----------------- Severe: wetness, I.on do oercs slowly. : Severe: wetness. : Severe: wetness. MeB----------------- Severe: wetness, Menominee r,ftrcs :,lowlv. :sever1t: wetness. : severe: wetnes,.. 'I 'I OaB----------------- Severe: Oal<vi l le we tnes!'I. : Severe: wetness, :,eepaite. : severe: wetness, ,1t1tna11:e, '. : Severe: wetness. Ja L l v coverror l aridf,~~ ; r· al r : too clayey. : : severe: seeoaite. : r· al. r: : severe: seen111te . : ~oor: t 00 ,andy. :severe: wetness, : r'oor: •, 1etne~s. too clavev. too sandv. [ t'a------------------:severe: l'arl<hlll wetnes:,, 'Severe: wetness. nerc:, :,lowly, ' floods. L re-----------------t'ella Severe: wetness, : Severe: wetness, ' flood:,. Sever<!: wetne.,!'I, floods. Sev~re: wetness. flood!'!. I'~/\----------------- ::i cvPrP: I' I r>1':l\..1HH' w,, ""'~ :'l :1 • Severi,: wi?tne~!'I, .,1>en.:i1te. Severe: [. ~ l l)P:it\JO(' Severn: : ~ C~ V ,~ (" t' : WP. t Ot~ ~ .. . • : Severe: 1o1etne:,s, ; s ~ver-@: tnf"f'i "\, :u?eOttl,(e, "\Cer, : 1'1_~. r"~ : : r'oor: ·. ;etness. flood!'!. Wt'? : ;, l'Yf'? wetnt'!:,:,, :,een;iitft. : WO t,nP't ." \, tno ,.:inav. I' L 11 - - ------------- -- fl nod:,. ; r'")Q (': t. rJ' J "i -i n,tv, ·• ~cr>r,11 ~ 1 we t.necs ., . : ; :;~vcr~: : r,,,,r: nnd y, 1o1etne!i ., , 'iCen :11.1. e, tr,tJ tnn ., andv. •,.,te tn~r; ~. ~~41!'0=4'1.• ~ I "'ll!tne~ 1;. 11 1 np· ;t.n ri,•---------- :~P Vf' i~ : wetne:,:,, w-etne:,:,, ,.een.:111.e. c;eP.n~A:f!, , eer,~11?.. Snv,.rn: 1o1etne!I~. : ; ;~;r?v~rP : wetne,:,, r'11B": ; ~f!v~re: t<?O ,;ind v. ( U'lkVL ll e-----------:sevP.r'!: •,1e tne,. ., . ( Sever-e: 1o1etne,. ., , :,eenaite. ' :severe: Wf! tnf!,~, ; 1''1r") r": t ' ,O <i:Jn 1 J V, t:;~AC").::fl'?,e I ... ~tne-; 1. : 3ever-!: ,.een.:ii,;e. : 1"''10[: tn0 s .:inav . ., eenalle, tr10 ~"nav. 'J rh:in lanrt. 1' "'1 ~- ---------------- :~L L,,ri t----------- ;Severe: 1 r'l.:iLnflela seeo.:ille. : Severe: c;f!f!O~A:e, t ~ X Ii• : 1 1 0.-; r,yv i l1 ("1---------: '.; <"vrtr~: nercs :,lowlv. '' Lonar>--------------:Sevore: tc,o san<Jv. .:inrt V . wetne:,:,. St'!ver'!: 1o1e tne,,, :,een111te. Severe: wetne,.,. ::; P.v@re: 1o1etne,,, seeri:iite. ': Severe: 1o1e tne,:,. ; r;:i Lr": tofJ r.l;iyey . ; r· ~Lr : tno clayey. ,Lnwlv. ' Jz------------------:~evere: wetnes.,, flno<1,, r,crc:; ,1owlv. \J r•. 1Jrbnn :severe: 1o1etne!'l!'l 1 ,een111te. '' :severe: wetne ., ,, Sln.:in .S ; r'0 ') ' : I .,.~ l.nf'?,~~' r,P.r~ ., ()I') : Sever~ : .s eena ,:,;e. l;intJ 3ee rootnote at end nf table. :sever-e: floods, wetne!'I.,. Severe: flood:,, 1o1fttne,. ., . : severe: flood,, 1o11ttne, ., . :~ oor: 1o1fttne,s. �86. MIDLAND COUNTY, MICHIGAN rABLE 10.--SAN[TARY fACILITI~S--Continuf!d . 1· • - Soll name and mao .,vmbol ' • - • • - - ·- - - - - · - · - - 1· - - - - - - - - - - - - Sept 1c t.;ink ab:,or!"ltion fields 'I ·------------------:severe: lau"eon percs slowlv, ' Sew;il(e la1toon area,i 'I :severe: seeoa1te, wetne:,s, wetne,is. floods. r. I f . l [ 'I 8-----------------:severe: Wlxom wetnes,i, oercs ., lowlv. '' 28•: ixom--------------:severe: wetnf!!!!!, perc ., ,ilowlv. '' : Severe·: BellevillP.---------:Severe: we tne,is, oerc:, :,lowlv, fl nod:,. : Scv-.rl!: wetne,i,i, :,eep;il{e. wP.tne.,,,, : .'!eeoal(e. '':severe: wetne,,,,, .,eenal(e, flood:,. r----' Trench si1nit;iry l.:indfill ' :' Severe: wetnes!!, too clayey, flond:,. Severe: wetne""· Sev11re: wetne,,:,. :severe: wetne""• flood:,. ------Area :,;init.:irv landfill '': severe: wetne,i:,, ,ieepa1te, flood.,. :' severe: wetne!!!!, ,ieepal{e. '': Severe: wetne,.,, .seepal{e. '' : Severe: wetne,i,i, ., eeoa1te, floods. ~oan land. r• S•• •ao '°" O,.m ioU M fo, " • cnonn" "°" aod b,Oa, lo, of C>o o,o ,,n " , Dally coverfor l.:indflll ~oor; we tne,i,i. r :i l r: too clayev. : r· .=Ii r-: too cl;,yey. ; ~oor: wetnes:,. �87. SOIL SURVEY TABLE 11.--CONSTRUCTION MATERIALS ( Some of the t.erms used in this t11ble to describe r-estr-ictive soil featur-e!'I ar-e defined 1n the Gl os~ar y. Se~ text for definitions of "Rood, " • fair , • •poor," and •un!'l11ited." Absence Of an ent r y me;:ins so1 l was 1,c r-ated) S.:ind Roadfill So 11 name anct-· mar:, symbol Gr-ave l I' 'I AbB•••-•--------------:Good----------------- :Good----------------- Unsuited: Abscota exce:,:, fine:,. : r-· air : too ,,.n'1v. I Ad--------------------:Poor- : Adrian excess humus, we tne:,:, . :unsuited: excess humus. ,Unsuited : excess fines, exces!'I h11mu ., . :Poor: wetnes:'I, ~x c e !l .c; n1J m 11.oc; . A eB• . AQuents Be--------------------:l'oor- : Be ll eville w-.tne,s, low stren11;th. BoB------------------- : Poor: Bowers low stren•th, Ch-------------------- : l'oor: Cohoctnh wP\.nc~~. r CoH------------------- : iair : C~vcrt wP.tnP.,,~. 'I : t>oor: exce:<1:<1 fine,, thin layer. 'I : unsuited: : excess fine:<1 . Un!'luited: exce:<1 ., fine!'I. ': Poor : Unsuited: excess fine!'!. : fair: thin l ayer-. wetne:oi ., . :Good----------------- Good----------------- ': l'onr : '' '' : 1-· air: Unsuited : : l'oor : t, ,,o 'i ., n,Jv . c xnl!!'l!'I f i ne !I . l!XCf!!'I ., finP.'I. I c,,u------------------Cvver-t ~air-: th in l aver-, : uns ,ated : exce:oi ., fines . : ,ioor : thin l;iver. : un,,,1ited: exce,, ., fine:'!. :U n!'lu1ted : exce:ois fine ., . : r· ;i i : r· air : too sand y , w~tnP.~~. Inln~er-:'lo ll A------------------- Poor : wctnc,,~. K•-------------------- l'oor: WP.tnP.q,'i. :u nsuited: exce:'l!I fine,, , :' t'oor: Good----------------- Un !'I 11 i ted : exce:'15 fine5. :l'oor : r' a Ir- : exc.,,:, f ine, . Kn-------------------- : l'oor: Kin ro:'ls wetne,,,,. r: tn1n l ::i ver. 1 wetne -; c;. wet.nl!~ c:; , too s;:in dv . I Le-------------------- : l'oor : Lenawee wetne!'l:'1 1 lnw .:'ltrP.n11.th. :un,,uited: exce11s fine:<1. Lr-1:l• : : Lenawee-------------- : l'oor: 'I :un:iiuited : exces:<1 fines. w~ tnP.~~, Unsuited: excess fines .. ': Un!'luited: ': ~oor : wetne~, . :' ~oor: exce:,:, fine ., . wetnes~. low stren11;th. 'ff i Xtlm---------•------ ;' l' r,,,r: ' :' J'oor-: low strenRth. Lx A------------------- :~ nir: Lo nu o low :,trenRth , ,hrinlc-!'lwe 11. ' Mc ii-------------------:fnir : Menominee shrink-swell. 'I thin laver. ' ':un!'luited: excess fines. 'I : l'oor: thin layer. : un:oiulted: : excess fines. :unsuited: excess fines. '; Unsuited: . 'I 'I excess fines. I OnB-------------------:r.nod----------------- : r.ood-----------------:un11uited: Oakville ; excess fines. P~-------------------- : l'oor- : l'~rkhill wetness. See footnote at end of table. ( : lln:oiuited: exce:ois fines. too .sand y. I . I : t-· ; J i r : : unsuited : excess r ines. ; I' a 1 r : thln layer-. ; l'oor :. too .sandy. 'I : l'oor: too .sandy . : l'oor : wetness. �... 88, MIDLAND COUNTY, MICHIGAN TABLE t. r: Soll name and map s ymool .--CONSTRUCTtON MATERIALS--Cont1nued Sand Hoa<Jrill rlla , 1 •------------------- ~oor: 1aetne,i,i, low str-en11.th. pestone :u n'luited: exce.,., fine,i. Gravel Un'luited: exce'I., fine'I. '' :cood----------------- Un,iuited: ~ts-------------- ~oor-: [ 11 wetne,i,i. e xce,i ., ; r'OOr: ·• e tne, ., . : r'rior: f ine,i. tcir, ,~n<:1v, wetne:<1,. ; s•: 'I :Gnn<1-----------------:Un'l11ited: pestone-~---------- , ~nnr-: 1aetne,i,i. ; r'ri"lr': exce,i,i f ine'I. t r,() ~c:tn iJ I/' ·,Jetnec:;c:;. ' akv1Lle-------------:Gonct----------------• :G ond----------------- ':u n.,,1ited: exce'ls fine'I . : r'oor: too :<1ana v. rban land. ' 8------------------- :G ood-----------------:Good----------------- :U n,iuited: lainfield exces,i fines. r. I c----------- : ' : l"'0or: l'oor: \ 11 w : ; I~ i f' flll. l, u, L n L:ivc,r. ti. ' Li: Onll ')---------------- :~~ un,111ted: n•"""'" lnw ~trr•n11t~h, ·; hr lrik- ·1 wn l L. finn'I. un.,111 ted: wctnP.-, .«., n•c:<?,s'I fine'I . : U n.--;u L tcrl: f!Xt"!~-.~ f : I; :1 Lnt'!''. : U n .~11 L C.!!d: ~xr.e~~ f Inf?<;. :un,s111ted: excf! ., ., f 1ne,. 1·rri,st :ict Lnn. ' •------------------- :1'nc) r: au sr?'J n ; r''>Or : ,. ..,ctn~~~, exce.,,, f ine'I, thin Laver. l n1a ,tren,•tn, .-;n r u11<- ., we l L. ~H------------------- ': I',,,, ,.: I,1x,J1n : l"<>flr-: : Lo1a .~ tren11.tn. ~• : : 'fl :<um---------------- : t'oor"! : low 'ltr-en11.th. ~ ~eL L•!v L L Lc----------- tn1n layer. : ~oor: thin layer. : ~oar-: : 1•oor-: exce.,., fines, tnin l:ivf!r. ·• e tne'I.,, tow str-nnri:th . Uro:in ' ·: ,rp l I . ; r ~Lr : th l "l I :1 I nr. ; r' O'> r" : .Jetne~°'- : i.Jn~1, 1tea : exce ., , fine,. 'Jn ~" L t<!<l: exce,,i f Lne,i, ; ,~Lr: t.00 :un,i,11ted: exce,is fine,-;. : r· a Lr : :u n:<111itea: ; r'OOr: exce,i,i fine,i. - - - - - - - - - --- I ' - • - - - - -- - - - - - -----' ------------ • :; cc ,nan 11n1t de:<1crintlon for- tne comno.,ition and behav1or- of thf! m11n unit. I Lr: I,,, , , :;:1n rJ 'I. too ~anav . wetne,'I. -ln'1. • - I : r'oor: too ,;ind v . ---------·-- -- - -- -- ---- �SOIL SURVEY TABLE 12.--WATER MANAGEMENT : some of the. ter 1n:o1 used in this table to de:,cribe restrictive soil features are def i ned in the Gl o:o1 :o; ar v. of an entry means soil wa!'I not eval11ated) L...,. Soil name and mao symbol Embankment ., , dik!!s, and levee!'! i>ond re:o1ervoir are11:o1 AQuifer-fed excavated nonds ' ' ' AbB--------------- :seena11.e-------- : SeP.na11e-------- : Deen to water At,scota : : ' ' Ad---------------- :' seenaRe-------- :' seeoaa;e, Adr i an : : wetnes:o1 . Draina11e Grass,: water ·• • :•· ~ Irri11ation I '' Not needed----- ':r : Dro u11, nt, . a!'lt intake , drou11,htv , soil blowin11:. 'I : wetn t- ss, ravorable------ Floods , fro:,t actinn . f a!'l t. i nt::il<e , soi l bl ow i n11.. ,4eB • . Aq uent s I' 'I ' Jetness . : Wetne!'l!'I, ~e----------------:ravorable------:wetne!'l!'I-------- Slow refill---- : rloods, Be l leville : : fro:,t action . fa!'lt intake , soil b l owin11. . I' I' I' 'I ioB--------------- : Favorable------ : un:,table fill, l Slow refill----:Frost action--- :wetness-------- : Wetne:o1s. Bowers : : low strena;th. 'I '': ravoral>lP.------ : Flnod:o1 , ': wetne~~. Gh---------------- : SP.nnav.P.-------- : ~ininv,, Cohoct :d1 : ~,!cn;u,.C? , : : rro!'lt action . f l ood:'l , : wP.tne:,:, . SOll blowLnP.. 1 : ' ' ' Go H--------------- :sn nn nKn-------- :s nnnnRe-------- : Deen to water Covert : 1•avorable------ ; Dro ,111.hty , : fa:o1t intake, 1o1etnes!'I, ' '' refill----:ravor::ible------ ': wetne:,:,, C !'I H--------------- :s ecn ~u.c-------- :' ~eenaRe--------:Slow Cov e r t dro1111:ht v , ., oll blowlnP , .' ' ' ' tn~--------------- :~ ceo a ~e-------- ': Pi nin a;, [ n11er:, oll : wP.tne:o1!'I . KR---------------- : seenaRe-------- : seennRe , K 1n1 1 "v 1 l le : : 'I I w~tn-,~ .•L ' ~n---------------- : Seena11:e-------- : SeenaRe, Kl nro ., s : wetne!'I ., . 'I ner cs s:~·. ; . : s l ow refill---- :i rost action--- : wetnes!'I, : we tn ess , erode!'! e;i:o1 ilv. ; er odes B : ravorable------ : rloods--------- :i ast intake, wetne!'l!'I, drou11;h tv . L . : ,Jf!> tn ess, cJ ro usi:nt y. I : wetness. : ravorable------ : Floods--------- : wetne:o1:o1 , fa ., t int;il<e , !'loll l>lowini,: . 'o :wetne!l!'I, Le---------------- : seeoav.e--------:wetness-------- : Slow refill----:rloods, L~na1o1ee : frost action. floods. I : :..ir· ou~!"I ~-;, o : wet ness . o I I I '' .Jetnes,. : wetness, Lenawee---------- : SP.enaRe-------- : wetne!'l!'l-------- : s1ow refill---- : rloods, rro.,t action. : floods. ' ' ' ' ' ': wetness , Wix om------------ :' seena11:e-------- ': wetness-------- ': s10w refi l l---- ': Favoraole------ :' rast intake , soil blowing;, erodes eas ; . wetness . 1 : 'I 'o 'o LxA--------------- : ravorable------ : wetnes:o1-------- : s1ow refill---- : rrost action--- : wetne,:o1-------- : wetnes!'I . Londo I I I ' 'o ' :' Droua;h t y. MeB---------------:Favorable------ : ravorable------ : oeeo to water , :ravorable------ : orou11,htv, : soil blowing;. ' Menominee : slow refill . ' 'I 'I '':Deep to water I:Not needed-----:F : oroua;ht y. ■ st intake, OaB--------------- : seeoa11.e-------:P1nin11, droua:hty , Oakville : : seena11:~ . soil blowing;. 'fI I o o I O I I I I 'I 'I :wetness, Pa---------------- : Seeoaa;e--------:wetness--------:Slow ref1ll----:Floods, frost action. : floods. P11rkhi.ll I \ See footnote at end of table . I :wetness. �90. l. MIDLAND COUNTY, MICHIGAN TABLE 12 . - - WATER MANAGEME IH--Continufl!d I -------,----------.----------.-----------..----------.,--------------- ----3011 'lilme and mac symool \ ,r-I • Emb;inl<ment ., , d i.l<e~, and levees ~and re!'!ervoir areiis Aci11i.fer-fed e~cava ted r,onds Oraina11e rrr1~at 1on ~ra-.~e~ ·"';; te; ·, .a y s 'I 'I : wetne!'!s , --------------- : Seenn~e-------- : Wetne!'!!'!-------- : Slow refill---- rloods, l la frost acti.on. fl 000"1. I' I' I ---------------:seer,;i~e--------:seennll:e, :i;ivorable------ iavorilble------ :i ~!'!t i.n t ;il<e , 'oestone : : niriin11. : 1Jetne~ ., , drou11h t v. 'I I --------------- : seenn11e-------- : seer,;i1J.e, : Slow ref i l l , i;ivorable------ i ~!'!t Ln t;ike, wetn·e!'!!'!, lpestone : : riirnn~. cutbank:s ciive. cl r01JP.h tv. ;w et'le~, . I r - l j ; Or'l •J~h ~·1, : ·.. etne~ ., . : Wrou~ ,, t ·, , '. J@tn~c; ,.-; • •· l0estone:------- : seen;i11e-------- : seen;iv.e, n in i.ritJ.. I I ~villn---------:Sefl!nn~e--------:~inin~, ., ,oicen:w,c . L ;~ r ou p; nty, : iiivorable------,i;ivoraole------ ia,oit i ntake, ·.-1et n ec;c;. wetne, ., , drou~htv. 'I :Deen to ,1,iter ; O r OtJr', h t. 1 .. : Not needed----- i~,oit int;ike, dro1J1J,htv, soi l blowi.n11 . I 1 ban \;ind. 'I •-------------- : :;~('n :11 10-------- ; '.> ,.."'n ., ,~,..-------- No W;\tcr------- : Not. nce<IP.<J----- 1J rn1Jf'1.h tv, [ :i Lt1 I 1 •· 1· ;1.•st.. I 11 ': ;J r '>11f' r1 t·,. Ln t. ; 1Kt?, SOLl Ol owlnll. 3ev v1 1 .! Jn------- Snnn~~n-------- : wctnc~~-------- Slnw reflll---- : irn!'!t ;ict1on--- : ~etne!'!!'!, fa ., t intaKe, ,o,l bl'lwl~Q . invornbL~------ : Wetn"~~, floods, noor 011tlet ., . ' ; f'le tne~ .c;, flo ods. : stow refi.ll---- : ~erc~ slowlv, : '- if!tne~~, fro:,t .:1ct i on, : cJ l" OUV,n t v' flood!'! . soi l Olow1n<1. ' .-------- ::~ Low ru1'lll----: l":,vur :1Uic------ :L•;J.'1L Lt1L t1 k e , soil o l ow1n11;, wetne:,!I , --------------- ; :; 0.~na!I.~-------- : '# P!tne .~ .c;. u.;; ,, .J,, 11 ,, r ri Lu n;icK. , \•-------------• ::" ''P l l.'" - - - - - - - - : "w••l,1 1t • 1 er o aP.:, eas i.Ly I --------------- I I : l'fe t. n ~ -; 'i, , um .xom------------ SeP.naRe-------- : ~P.~ne~~-------- Slow refill----:iavorable------ iii:,t in t.:1ke, >nil t>l rn.n n~ , 1o1etnP.:,:, . 'I •ll e v1ll e------- : ravorablP.------:~P.tne:,,oi-------- Slow refill---- : ilood:,, fro:,t act ion. Wetne,:, , ; .., ,~ L !L (• ·; · ; ' er ~a e~ e~~L~ , : ~et ne~,, i:! r ,,,1,~ -; : wetnP.,,. fa:,t i. ntal<e, soil b l owinp;, --- - -· ----------------"--------------------------------------------- n-;fo::;l l ', �91. SOIL SURVEY TABLE 13.--RECREAT[ONAL DEVELOPMENT ( Some of the terms u.,ed in this table to describe rl!strictive soil featurl!s arl! aefinl!1 l n the ';los~ary. te~t for definitions of ·• :,li11:ht," "moderatl!," ::1nd ·•severl! ."' Absencl! of ;in entrv ml!:in, 5o ll ·..ias no t rated] t'icnic areas Soil name and mac symbol ' Play 11:rounds t'aths ana tr a ll s I Moderate: too :,andy. AbB-------------------:Severe: /\bscota flnort:,. I : Moderate: too :,andv. I Sevl!re: wetness, exces:, humu:,. Ad--------------------:S!!vere: Adrian wetness, fl nod:,, exec:,~ h11m11 ., . :Severe: wetne:,s, flood:,, exce:,:, humu.,. : I Be--------------------:severe: nellcville wetnP.:,~, fl ond:,. 'I Bou-------------------:Severe: ·• n--•---•-••••-•-•---- :) ('IV('lr-f't: Cu ho~t;ih !°>t?VP.r-P.! too •; ;in<.lv. Cov crt [~8-------------------:scvere: wet ne~ ., . :<. n 1 :Moderate: : wetne:,:,. Severe: wetne:,s. ;1-\ oder1te : : ~i evrarn! :; P.vcre: wetnl!:, ., , flood:,. wet.ne:,:,, : Severe: too ,andv. ;s ever~: :M o'1erate: "'etne:,~. : Severi!: wetne~s. :~0,t ~r~t.l! : SevP.re: wetne~!i. : severe : wetness, flood,. :s evere : .;etne,!I . Severe: wetnl!!l!I, too ,,.ndv. :s evere: too ~ "ndy, wetnes:,, flooa!I. :s evere : Sever-e: '-l!tnl!!l!I. : severe: wetne:,:,, floocJ:,. : Severe: : : ' - - - - - - - -- - - - ---- - - - : :;P. v er c : floods, wetne:, ., , too ,:in<.lv. ' ~--------------------:SP.verP.: :.P~rt:w ce Wf!tnc~ .~ , l'lnod~. Lena wee-------------- Severe: wr.tne'=i::;, : Severe: wetnes,. floods. i.J l ..(nm------ -- - ------- , :~c v er,.,: we tnl! ., .,. 'I '. x /\-------------------:Severe: wl! tne:, ., . Vin 'lo : ·..ietne!l!I . '' : :~ '! YP.r~: wetne:,,. :severe: too , an<Jv. wctnc,i,i, floods. in r 0~s wetne5.!, exce~ .-, f"l•Jmu~. :s evere: wetne.,s. ~~ -------------------- :sev~r-e: ~tn11•,v1llc, 1 Sl!vere: wetne:,s, floods. wnLnc~,, t"lood ., . CoR, C~ B-------------- : Severe: :sev,tre: wet.ne:, ., . : ' L , '1 1)der::ite: too ,::intly . :Moder11tn: wetne:,:,, too sandy, : sever-e: wetne ., ~, floods. : severe: wetnes:, . too sandy, ·. .ietne .~ ~. "'e tne tt'III, too s"nov. W'!tnt?"i 'l. ::; ever-fl? : wetnes!I. ; ,' 1oderate: ·.i etness, too sandv. : : : :severe: too sandv. 'I :severe: too S'lndv. 'I :severe: wetness. :severe: too ., 'Indy, 'I : severe: too sandv. ' ': Severe : wetness, flood:,. : Severe: too sandy. :Moderate: ..etne:,s. : severe: ,1etnes:,. :~ oder-ate: wetne, ., . I I ~eR-------------------:SevPre: ~enomlnee too :,::1ndy, 'I , ~s-------------------:~nvcre: Uakv1lle too :,andv. I I ~a--------------------:snvere: farkhill wetness, flOQ<:IS. See footnote ~tend of table, :severe: too sandy. :severe: wetness. �92. MIDLAND COUNTY, MICHIGAN TARLE· 1).--R[CR[ATIONAL OEVELOPMENT--Contlnued Plav1trounds Soll name and ma o s vmbol !' ,-------------------:severe; t'ella : wetnee1e1, floods. ;s evere: 1<etne,e1. sB, PtB--------------:severe: Pioestone wetne1111, too 11;ind v. [ us•: : ?ioestone------------ : Sftvere: wetne11.,, t 00 'I ~ne1 V, 'I Oakville-------------:severe: too :,;indv. ':s evere: : se1.1ere: we tne ., ., , floods. wetne,o\ .'I. Severe: wetne'.'!11, too :,andv. : severe: too ,andv, wetnee1'1. : sever-e: too san11 •1. SP.vere: 1<et.ne'l11, tnn "'"ne1v. :severe: tno ., ,.ndv, WP.tnP.'l'l. 'I Severe: too s,.n,1v. ;' SP.vere: too ,iandv . Severe: too sanuv. :severe: too ., ;indy. ; Severe: too ., 11ndv. :s evere: too ,;indv. : Mr,ttP.r:it@ : : :) P.VP.r'ft: ' : :"1or l '?r, t~: : severe: too :,;indv. Urban lane1. ' I vB-------------------:severe: ,lalnfleld too ,i;indv. X B.: : t'o5evv1lle-----------:~l!vl!rc: 1<P.tnP.'I/I, too 'll'lndv. wotnc~:,. Londo----------------:Scvere: wP.tnc'l'I. 1--------------------:SP.vere: Slo ,, n 1<<'tn<'~,, l"lood,;. a-------------------- Severe : we tne ., ., , r,erc'.'! ,ilowlv, !" l.oOd/1. •~------------------- SP.vere: 1<etnP.'l'l, ;' i"1oclt!r~tf!: 1<1! tne11,i. ': Severe: WP. tnP.'l/1 ' wetno'l'l, ton """ cJ v. ; :> P.vcre: we tne,, . : sever-e: 0 wetnt?~", : :10<1 er" tP.: ...,P. tn~'i ~. : Severe: wetne<i; .~ , WP. t.r.e~ ""; . flooa5. : Severe: '" P.tne:,5. : !l<!Vf!l""e: 1<etne'l ., , nerc:, slnwlv , fl 000'1. : :1oder,.te: 1<etne:, ., , tno _,,.ndy. : SP.Vt! r"P,, : :M oder.:1te: WP. tnP./1/1, too 'lllndv. ' : severe: "P. tne,,,. . wetne'l:'I. : Severe: ,1etness. ; '!Orl'!r "te : ,. ,et~es'l , too , ;inrJv. iu • : ~lxom----------------:severe: wctnP.'l'l, oellevl l le-----------:SP.vP.rP.: w,~ Ln<? ~l:i, fl.oo<J,i. Urb~n L.i ncJ. ' : S~Vll!r'f!: -wP.tnc11,. ::-1 oder"te: '. ,jf! tno 'j .<:; I too 5,1nov. : SevP.rP.: WP. tnP.'1'1 flood11. : S evP.r"'!: 0 wetne~'l. �T 93. .,..; SOIL SURVEY TABLE Jij,--WILDLirE HABITAf ~OTENTIALS ee text for definitions of ·•~ood . ·• •fair," "ooor," and "very poor." -.,a:, no-:. rated] Absence of an entry indicates tne so~: l'otenti.:il for habitat elements Soil name and herb11- : Hardwood: Conifceous trees erous nlant:, nlants : Grain :Gra:,ses ; and seed: and ' croo:, : le11;umes 'T\IIP Sy'll00l ; ?otential as natlltH 1,r-- I I AbB ---------------- ~oor Ab scota 'I : rai.r- 'I :Good Act ----------------- :~oor :l'oor I Wetland;Shallow ;Q penla~d ~oodland :W et ~a~: plants water : wildlife wilalife : w1~al1:e are11s I I I : r· air ' 1-· air Poor : t>oor Poor Good I Very noor. 'I .: Very poor. 'I :G ood : r air fair : Very ~oor _. ?oor Verv poor . Ae11 • . 1\nuent., I HllP.-----------------:~oor !!lleville 'I d<;11 ----------------: 1.- ri i.r ,, owe rs :<.iood :<.ioo<J 'I Ch-----------------:~oor Coh octah [ 1· I 1··· !1 ----••--•-- l't ,,,r· •• •; •,1,, r· t 11 1 1 ',I~---------------- 1::11 r 'I : Good :Good 'I : 1-·a1r ~Poor '' ;J'rnw 'I I I :Good ; r· air 'I : fair :c;oo1 : Gooa ;Good : Fair :Fair I :Good :G ood. I : l'oor : l'<Jor I ': f ioqd ;c; fl<HI I : r·;-, Lr :<i<HH1 ··t1I I ; 111 •• · 1 I ~ -' - - - - - • • • • • • • • • • • • •: . ' , , ··. V L l i 0 ~(J(lr l'oor 1•: .. 1,1 .. 1 • n , . _ _ _ _ _ _ _ _ _ _ 1 1• ;, • < ,r 1 ------------- : 1 1 I ! (' r. ood I : ciond : (~oocl ,l A :: - • • • • • • • • • • • • - • - : t"OOr ·.•,,-, 1, mln Pe :r>onr :G ood ):!:) -••----••••••-•• ; l'OO r"' • ,< V L I If• : r'oor :r" Alr .•, I :Good ' Good :G ood Good : Good (.iood Cooa :1· . 111 · 111,r .1 ~ -------••••••••- :i:1Lr :Good ;G ood : Good. :r. 00<.1 I I :Go od :f air I I : r· air- :very rioor. Goo1 J Verv , rioor. rai.r : very ooor. l'oor ;V ery nnc r. I :v erv f)OOr. I ~~-----------------:Goo~ I~-,., l l : r· air :Good I r· air' : Good. :Good r° a lr ; r· air. :Poor ,l'o or : l'oor . 'I :l'oor :l'oor :v ery poor. 'I : Poor : Poor :Good L I I :,air ;Good f~ ----------------- :r;ood ,, . . t l rl I r' ''\1i - - - - - - - - - - - - - - - - : r' l~ e~tone r· .:1 i. r :1 ----------------:' l'our r' 1 ne:,r.one :' !:. '' : l'rJOr 'I : r· rt ir ; l'oor ; ~oor :Poor 'I I ':l"oor ; ~oor I :t>oor 0001". I I ~ine~tone---------:rair 'I :very I :»oor See footnote ~tend of table. 'I :Poor 'I :Poor ; Poor 'I ; Fair 'I : Poor. �94. MIDLAND COUNTY, MICHIGAN TABLE lQ,--WILDLiiE HABITAT ~OTENTIALS--Continued ~otenttart"or'7i"iioitat element~ SJil name and nae symbol I Kv1lle---------- l'oor I I hi,rba- :Hardwood: Conifceous trees erous nl;int ., nlant~ Grain :Gras~es and seed: and crops : lea:ume~ '' :l'oor Wetland Shallow :o nenland : WaodL~nd : ~etl~nd nlant~ water : w1ldlife : wLldlLfe : w1Lal1:e areas i air : l'OOr' Poor '':verv Very poor. : ?oor : r· air :v ery poor. Poor : Poor ban land. r• II \ ----------------:l'oor a infield 'I : Poor . : I rdo-------------:~air '' 'I ---------------:~oor c an 'I :l'oor poor. ~eyv1llc-------- :~ aor r : fair :c oocJ I I : Good : Good 'I : Good :Good 0001". Good Good 'I : t' air : '/ er y ' Go od : r'0Or', Good ; r'OOr", I :verv Good OO()r', ' : r'oor- 'I :~oor :l'oot" 'I :Good :Good :G ooct :G ooc1 I an land --------------:~oor ,eon ': 1-'oor --------------- ~oor om om------------- ~oor le<LLle-------- ~cot" ,i n :r. ood r· a Lr : Good Good : r· a 1.r ;r. ood :G ood '; r· a tr ': r· r1 Lr : Good \. rnd. ' ' --- - .. -------- --------·------·------ • ..ie e m., n ,,n i t ,1c,;cr-1nt1on 1·or t he comno .~ 1t1on :ino beh,w1or of t:1e man unLt. : r'oor- ';r ;,-, '"lt1 . �, .,.- --- -. ,➔ TA1 it.[ 11.--S'.JIL ~:ID :.l~ER ,~;fURES (Absence of a:-i entrv indicates the feature is l!Ot a c.~ncerr.. See text for cescriptions of symbols and such terms as "rare,·' "brief," and "oerched.• ihe svmbol < mea:-is less t'lan; > mea~s Rreate~ t'lan) I Soil na11e a!'ld ■ap symbol flood1na - - - - -----,o r.uration : }ORi C' freJ 11encv 1aroup 'I AbB---------------l Abscota l wa!.~'."" t;: Hi a'l .--------:-- I ;Hvdro-: : '1ont--is : : : ,<i-id :) eoth :- --- --r---;-t • I I I I I :e -- : !·~ :; ;1ths : I Total llniti~l ; i ; I t I Com~,o!'l------:Brief-----:'lar-J11n:2.:i-5.0:Aooa.~e!'lt: : e:-"lavl A . 'I I Ad----------------: AID ' I . : Ri skofcorros ion Potential: - - - - - - r ------- - frost :uncoated :concrete Subsidence I I . I I In - ! I In - I --- : --- i act i on : I I I I I I I I J-1.0:Appa~e!'l\:\:v-~avl frequent----:Brief-----:~ar-Aor ' '' '' J-1.J:Aoo2~ent:~~~-~av: : r---I I :Hoderate :Low------llow. 'I frecJent----:Lo~a------:~o•-~av' steel . 'I 'I . I 25-31 :HiRh-----:Ht~h-----:Hoderate . Adrian AeB•. Aquents BID Be---------------Belleville . . 'O O 808--------------Bowers o I I BID Ch---------------Cohoctah I CoB---------------, Covert 'I CsB---------------: Covert 'I A .:None--------: . :None--------: . 'I B KR---------------- C 'I LrB•: Lenawee----------: BID I Wix3m------------: B LxA---------------:' LonJo C I I I I I I 5: ~ DDc . . I 'I HiRh-----:HtRh-----:Low. . . . I er, I Low------:Low------:Hoderate. I . . . . . J-1 . u:Aoparent;Ja-i-Aor: . ' 0 er UJ 'I Low------lHi~h-----:Hodera,e. ~en t : ·, ~ v-:iav: 'I 0' 0 : 1.J-2 . 0:Ano~ ~e1t:\~v-~av: O I freouent----:Br1ef-----:oct-"lav: . A I A o o . I C: :0 < Pl -< Hi~h-----:H111.h-----:Low. I I J-1.0:Anoa~e--,t:5~~-Jun: ' frequent----:6r!ef-----:Har-"1Av: 'I 'I 0 J-1.l1:Annri.,.e:1t:·. :··: - :-1~v: . .' . None--------:' . None--------: .• NO'lc!----- - --: .' .' .. freauent----: Br,ef-----: ·-1r1r-·t,1v: iNone--------i S~e rontnnl~ ttl. ~n,t of labl•• · Hoderate :Hi~h-----:H111.h . I irenuent----: Brief-----: Seo-~lav: I I Oatt---------------: Oakville 'I 'I APPc~ent: Se:i- ·1av: I : I • 5- 3. I 'I Le----------------: BID Lenawee . I 'I I I HeB---------------: He:-iorainee ' I I I. Kn----------------: AID Kinross l . o I :HiRh-----:High-----lLow. : 1.5-3.5:Aooa~e!'lt:\=v-Anr: • None--------: Kin11-svi l le ' o I I I o I I I I I I lnB---------------: In11.ersoll u- 1. . O: 'I 'I A o I lComno:-i------lLo!'lR------:Ja!'l-~ec: I ' l.l-2.D:Anoa~e:-itl\~v-Aor: None--------, C 'I :HiRh-----:HiRh-----:Low . Hode~ate :Hi~h-----:1.ow. ~-6 . HiR~-----:Hi~h-----:Low . . O iii r..!1-----: H if',h-----;' Low. I J-1 . J: ~noa :·,>·1t : ·. ·: -:•lav: I 1.J- ?. J;terc ··ej ':·. ~v-Ju~: 'I 1 , J - .! • J ; ..\ 0 _.., 'O l ; .. -" \' - •-~a V . 0 0 • ' ' I I I : l.o~- ---- -: Lnw- ----- :t-10 .ter a: .l ;. .....~ : Aol"'a :· e:1t: ·• _, 1,,·-,\or;, 0 'I : i I l C ~ - - - - - : U l •'• ti - - - - - : (. II 1,J : I ; ~f)l\ ,~·· r"· l l : : '-! •- ,\Of : > j. u C'I ?. •· '-• fi .• ~ode ~ate .:H1~h-~---:HoJ~ra :e . . . . -T .! . ' ' : I.o w----- - : Low- ----- :t-tlJll e rdte. \() Vl �i . ( Land Use f.kster Plan Report A supplementary report to guide future commercial and industrial development in the Charter Township of Homer Midland County Michigan prepared by the: Planning Commission Charter Township of Homer with the assistance of: Township Board Members and: F.obert B. Hotaling and Associates Township Planning & Zoning Consultants November 1985 ( APPEND It" �,.. ,r I L r - I I ' a.. :i:: er, z ~ 0 ~ M UN T UV ~.---.--Tr•'fte. F'lelll c SC. C•••" rn S'ew1c.f • •~ C•--•&t-lA._ ,.,.......... r,,r,c1 tea•f~CIAC. { "<S ....,..,, SEKYICe' <•,...a•c••~ 1-l LacllT J,...n_,.~ TOWNSHIP HALE y MAP NO. I COUSUIER TtADf AJ!.EAS car-.u.n4 MAJO l INTfR~fCTIO.U ttcl ...... TCIWIISMIP ,.....,_.. ~••"""7 • Ill c.,4i,._ MOYi.al~ 191" �-2- COMMERCIAL AND INDUSTRIAL DEVELOPMENT in Homer Townshin I- l Transportation Access Pattern for Industry and Co1m11erce Major access routes via State Highway M-2O, M-3O and the Saginaw Road which connects with U.S. 10 via Stark Road set the pattern where the important commercia.l and industrial developments will occur in Homer Township. Refer to ?lap No. l. Industrial Development in Homer Township If any industry is to locate in Homer Township it would locate in the above mentioned major transportation corridors. However, the suburban residentia.l and scattered co1m11ercial developme.nts along the frontage of these corridors and the co1m11itment of land adjacent to them for residential purposes now seriously limits the opportunities for industrial locations. I \. Industry in the form of manufacturing has dominantly located within the City of Midland. The industries in Midland are of international stature tow Chemical Co. and Dow Corning Corporation - and form the primary economic base for the entire Midland County area. As the primary industry the service industrial and canmercial activities throughout the Midland area, in particular, are all dependent upon the economic successes of these two major manufacturers. Such service industrial and commercial activities for this dominant industrial base will more than likely continue to be located in the City of Midland or possibly in adjacent Townships which would include Homer Township. The most likely which Homer Township can expect is some spin-off from this industrial base, but more than likely the industries that will locate in the Township will be "home innovated." One exception to this could be on land near the U.S. 23/Stark-Saginaw Rd. interchange and its extension toward the City of Midland via Saginaw Road. The fact that the C.&O. Failroad parallels the southern edge of Saginaw Road through the Township could be an additional factor to attract industry. Unfortunately all of the land southerly of the railroad has no direct highway access and is isolated from having direct access to Saginaw Road. This land, however, remains the area having the most potential for industrial development. The only local access to this land southerly or both Saginaw Road and the c.u.o. Railroad is by means of Dublin Road. Dublin Road at the present time is a minor County road subject to seasonal load limits, and, therefore, not as usable as it could be for industrial development purposes. It would have to be made a year'round road built to withstand industrial truck traffic. Industrial Locations in Homer Township As a result of the conclusions drawn from the above , statements, a small industrial areas has been suggested in and around the present Auto Salvage Yard located immediately south of and adjacent to the c.&o. Railroad with access �- -3- over Dublin, Saginaw and Stark Roads to and from U.S. 10. U.S. 10 is a limited access freeway (highway) that interconnects with the national. interstate highway system, I-75 being the nearest interstate route located 24 miles to ~he -east ot the Stark Road interchange with U.S. 10. Heavy Commercial Development Location Like industrial development, it is not anticipated that Homer Township will have much heavy commercial development occur within its boundaries. This type or development has similar location standards as those for industry. It is a coincidence that the Auto Salvage Yard on Dublin Road near Saginaw Road and the c.&O. Railroad is also at a Regional. location. Therefore, it appeared reasonable to coordinate industrial and heavy commercial developments by locating them adJacent to each other in the same area. It is not anticipated that Homer Township will get much of this development so only a modest size area is provided. · Commercial. Develonment in Homer Township Homer Township is destined to be primarily a suburban residential community. It will not be possible to have a continuous uninterrupted pattern of this relatively low density type of urban pattern of development because of the extensive flood plains and waterways al.ong the Tittabawassee River, Pine River and Bullock Creek. These floodvays have also "broken up" the street access pattern and have isolated areas within the Township from each other. !-lap No. l"Consumer Trade Areas around Z..Jor Intersections" was developed from the facts of the floodways and waterways and the interrupted street system. The construction ot bridges across the Tittabawassee River at Dublin Road and Homer Road extended would do much to integrate the Township and allow more diftusion ot trattic. This will become increasingly more important as urbanization continues. General Planning Approach to Commercial Development Commercial. development should like any other "service" to the people located in passing through or attracted to Homer Township tor many and varied reasons be located in shopping or service centers, so as to provide the contemporary types ot such centers ottering the most varied one-stop choices of goods and services possible in conveniently accessible locations with safe ingress and egress on and ott the maJor highways and roads. Location Standards The location and spacing standard for commercial developments are generally as follows: Regional commercial locations must have immediate access to the maJor regional. highway systems via interchanges with maJor roads having existing or potential local urban development nearby. Community service centers need to be located at maJor local road intersections so as to have 360 degree access to an existing or developing urb&n market around them in their local trading areas and spaced 2-3 miles apart along the maJor arterial highw.y or �devel.oping residential neighborhood and spaced at least l-2 miles apart • . Commercial Locations Atter analyzing the "Trading Areas," the major highway and local . county road systems, it was determined that major commercial concentrations could onl.y economically occur and survive along M-20 and Saginaw Road. Minor ones could be located elsewhere in the Township as "daily needs" convenience centers. The types ot commercial developments that were determined and planned for the Township are as follows: A. Regiona.l Community Commercial Center l. B. C. Community Commerc i&l Services Centers l. A community commercial service center at the eastern edge of the Township, located out of the floodplain, and extending along the south side of M-20 westward and across the street from comparable development in the City of Midland (area recently annexed from Homer Township). 2. A community service center located at M-20 and Homer Roads with the largest trading area in the· Township to suppo_r t it, as well as being located in the geographical center of the Township. 3. A community service center located at M-20 and M-30 (Meridian Rd.) where two state highways intersect. This intersection is the westerly entrance and exit to the Township and also has an extensive trading area north and south of it via Meridian Rd. (~O). 4. A community service center at Saginaw and Dublin Roads where, when and if a bridge is built across the Tittabawassee River, potentially a major intersection will emerge in the ruture. This intersection is also at the entrance and exit between Homer Township and major residential developments in the City of Midland. Neighborhood Commercial Service Centers l. { A regional-community ccmmercial center near the U.S.10/Stark/ Saginaw Road interchange. A neighborhood service or convenience center located at the intersection of Sandow Road and Y-20 where, because of the limited trading area, a more major commercial development does not have the potential. A combination of Sandow Road with a portion of the Pine River Road could in the future give this area sufficient economic support for this type of neighborhood service. �~c .:- -5- r-- 2. I ' I~ A neighborhood commercial. or convenience center at 5 Mile and M-20 where because of a potentially limited local trading area this center has limited potential otherwise. 3.- A -neighborhood commercial or convenience center between the intersections of Miller Road and 4 3/4 Mile Road with Pine River Road where there has traditionally been a convenience center for the rural hinterland. With the demise of the rural econom;y in this area in the recent past. and the fact that urban "suburbanization" has not developed extensively in the surrounding trading area, the potential for this center is stil l in the future. i-·· I": l: 4. A neighborhood commercial or convenience center at the intersection of Badour and Prairie Roads where this type of convenience commercial service center would serve those customers entering and existing the Township at this point, and who would not use M-20 in their commuting patterns. The potential for this center is still in the future. but the surrounding area is one of the best "soil type" areas in the Township for urban type developments to occur. The Pine River Elementary, Bullock Creek Junior High Schools and the original. now historical Pine River "Standard" School so evident and important to the "rura.l" history of the Township. It should be pointed out that two (2) of the four (4) sectors of this intersection are in adjacent Midland Township. and of the two (2) remaining, one is occupied by the historical Pine River School and the other by several single family homes. An.y commercia.l dev~lopment at this intersection will involve displacement of these existing developments of supplement them. 5. A neighborhood commercial or convenience center at the intersection of Gordonville and Badour Roads where this location would serve the commuters entering and exiting the Township at this point. The potential for this center is still in the future, but the surrounding area is one of the best "soil type" areas in the Township for urb&n type developments to occur. The Bullock Creek High School is located at this intersection. It should be pointed out that three (3) of the four (4) sectors of this intersection are in adjacent Townships, and the fact that the High School occupies the Homer Township sector modifies the "economic" potential for this intersection as far as Homer Township is concerned. [ [ Note: D. Numbers 4. and 5. above exemplified the need for the Planning Commission to coordinate School District planning with that of Township planning. S ecial Use Permit Commercial (SUP-C) Area Refer to Map "M-20 Corridor, S½ Sec l This area is unique to Homer Township. It is located along the frontage on the north side of M-20 and extends from about 1800 feet east of 5 Mile Road, west to the CS area located in the northeast sector of M-20 and Meridian Road. The total frontage is about 3,750 feet of M-20 frontage. This area bas been subdivided in various sizes of �-6- small to large lots, but predominantly small ones occupied by older small single family homes. It has been traditional in this unique area ~o use the homes a.nd properties for a wide variety o~ home oc---C-upation types to small business ventures as a means of livelihood. In order to maintain this unique cultural area, it is proposed that it be permitted to continue this cultural aptitude. r •• I r \ The method planned to be used is to recognize all of the uses to which the area has been use~ in the past and present, and project those most compatible with those o.f the past and present and through special use planning, and ultimately zoning, allow for this exceptional area. f I I At the time the Zoning ordinance is being prepared, au inventory of uses and the conditions under which they are either operating or could be opera.ting, will be taken into account and a special land use area tor them is planned to be established for specified uses, · location and scale of operations, maintenance of the appearance of the area, and other important considerations which will permit this area to perpetuate itself as a social and economic entity. f . E. Other Commercial Developments Other commercial developments such as additional one (l) or two (2) or possibly a few more convenience services may emerge as development occurs in the Township, and small trading areas (markets) may develop. These locations are best handled on an individual basis by reflecting their locations against those planned, and decisions to supplement this plan with them may be necessary by treating them as special land uses or planned unit developments. This would be particularly true in reference to such locations as c.4 and 5. above exemplify. Also commercial and private or organizational recreation developments, generally desiring to locate in the rural. areas, or those which do not fit into the categorical types as determined by the planning in this Master Plan specifically, may have to be accommodated through a special land use or planned unit development procedure with standards, criteria and specifications predetermined. � 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 Homer-Charter-Twp_Land-Use-Master-Plan-Report_1987 Creator An entity primarily responsible for making the resource Charter Township of Homer Planning Commission, Homer Charter Township, Midland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1987-09-09 Title A name given to the resource Land Use Master Plan Report Description An account of the resource The Land Use Master Plan Report for Homer Charter Township was prepared by the Charter Township of Homer Planning Commission with the assistance of Township Board Members, Robert B. Hotaling, and Jeanne B. Hotaling and was adopted on September 9, 1987. Contributor An entity responsible for making contributions to the resource Township Board Members Robert B. Hotaling, PCP and Jeanne B. Hotaling, Associate Township Planning and Zoning Consultants (consultants) Subject The topic of the resource Master plan reports Land Use--planning Homer Charter Township (Mich.) Midland 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/27c0f43bea1a5873526d8e07d5745099.pdf 51e042ecc8daa577f0523b11898e4da9 PDF Text Text HOLLY TOWNSHIP MASTER PLAN ;: =--/ ·. , •. __ _; ,,. ,~ ... ,: .....":.._ ~ :-. ;*;e;/ ,.,.,..-- ir,;. .:-:.:.:-- •.• __ . ,. _:. ... ~ ~ ........ (· ~ / ·•·., .. Assisted by: Carlisle ~ates 123 North Ahley, Suite 203 Ann.Arbor, MI 48104 �HOLLY TOWNSIDP PLANNING COMMISSION • Jackie Waugh, Chairman Jack Sutliff, Vice Chairman Susan Stenson, Secretary Larry Leazenby Russell Haddon James Stone Ken Hecht Adopted by Planning Commission on February 12, 1990 HOLLY TOWNSIDP BOARD • James Greig, Supervisor B. J. Goulish, Clerk Bernice Alexander, Tresurer Harold Mitchell Ken Hecht • �TABLE OF CONTENTS PAGE INTRODUCTION 1 What is Planning? How is the Plan to be Used? How is the Plan Organized? BACKGROUND STUDIES SUMMARY 3 GENERAL GOALS AND POLICIES 6 General Goals Specific Policies IAND USE PLAN 12 THOROUGHFARE PLAN 14 IMPLEMENTATION 18 BACKGROUND STUDIES APPENDIX A NATURAL AREAS STUDIES APPENDIXB �. INTRODUCTION This document represents the revision and up-date of the Holly Township Master Plan, adopted in 19 77. Since adoption of the original plan, a number of changes have occurred both within the Township and the surrounding area. To ensure that development policies reflect current conditions in the Township, it is essential that the Master Plan is periodically evaluated and kept up to date. 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. Tbe Plan ia the oaly official Township doc,nDCat 'Which sets forth policill for tbe fwure of daa ~ c::nity. w.... The Township derives its authority for the preparation of a Master Plan from the Township Planning Act, P.A. 168 of 1959. Section 6 of the Act states: The planning commission shall make and adopt a basic plan as a guide for the development of unincorporated portions of the township. As a basis for the plan, the planning commission is hereby empowered to ( 1) make inquiries, investigations and surveys of all the resources of the township and (2) assemble and analyze data and formulate plans for the proper conservation and uses of all resources, including a determination of the extent of probable future need for the most advantageous designation of lands having various use potentials and for services, facilities and utilities required to equip such lands. How Is The Plan to be U scd? The Plan serves many functions and is to be used in a variety of ways: 1) The Plan is a general statement of the Townships goals and policies and provide 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 Township Board in their deliberations on zoning, subdivision, capital improvements and other matters relating to the land use and development. This provides a stable, long-term basis for decision-making. 3) A third function the plan serves is providing the statutory basis upon which zoning decisions arc based. The Township Rural Zoning Act (P.A. 184 of 1843, as amended) require 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 ~lace other Township Ordinances, specifically the Zoning Ordinance and Map. £ S I!J;;,lf the 4) S) Holly Towmhip 1i~ '!tt• tJlf 1. , § I 1 ■n: I ffl · d . d e an attempts to coor e pu 1c unprovements an pnvate eve opments. For example, public investments such as road improvement should be located in areas identified in the Plan as having the greatest benefit to the Township and its residents. Th Finally, the plan serves as an educational tool and gives citizens, property owners, Pap 1 Muter Plan �developers and adjacent communities a clear indication of the Township's direction for the future. In summation, the Township Master plan is the only officially adopted documents which sets forth an agenda for the achievement of goals and policies. The plan is not a panacea for the numerous conflicting desires of citizens and Township officials. It is a long range statement of general goals and policies aimed at the unified and coordinated development of the Township. As such, it provides the basis upon which zoning and land use decisions are made. How is the Plan Organized? The Holly Township Master Plan is comprised of three basic sections. The BACKGROUND section discusses current situations and projected trends, illustrating the point from which planning must begin. The GOALS AND POLICIES section outlines policies which provide a framework for a final plan. The LAND USE PLAN and THOROUGHFARE PLAN are the end result of combining current situations with future concepts. While the starting point is unalterable, the end result can be changed according to the policies applied. Holly Township Papl -- Master Plan -- - -- �.I BACKGROUND STUDIES SUMMARY A number of studies were conducted to determine existing and expected conditions in the Township. Background studies are summarized below and presented in full in Appendix. Access Access into the Township is a severely limited. 1-75 is accessed only at Grange Hall Road at the eastern border of the Township; Dixie Highway cuts across the north-east comer of the Township, providing access to a few east-west local roads; and US-23 provides limited access approximately ten miles to the west, through Fenton. Natural Characteristics Holly Township bas considerable areas of twelve percent slopes which should generally not be developed because of their uniqueness in south-east Michigan. More than 35 lakes are scattered throughout the Township, occupying 6% of total land area. Extensive wetlands surround the many water bodies as well, although it is estimated that only 22% of presettlement wetlands remain. The predominant soils types in the Township are Pipestone, Eau Clair, and Wixom, which are not strongly suited for septic tank development as they are mostly clay. • · .• , A complete survey of natural characteristics in Holly Township was completed by Oakland County Planning, including mapping of soils, vegetation, wetlands, flood plains, and topography. The complete map series is on display at the Township offices. Natural Areas In 1988, a complete survey of natural areas was completed in conjunction with the Michigan Natural Features Inventory Program. Significant natural communities were mapped and evaluated for rare species. Twenty-two sites were deemed worthy of protection because of one or more values, and further studied in consideration of preserve design and format. A summary of the report, prepared by the Michigan Nature Conservancy, is provided in Appendix B. Population ud Housing 1980 census data showed Holly Township's population to be 3,612. SEMCOG Small Area · Forecasts project a 40% increase in population, to 5,207 by the year 2005. Holly Township is slightly below the median income in Oakland County at $24,057, and Holly Village is considerably lower at $21,327. Home values in Holly Township appear to have kept up with area increases in value over the past five years, while Holly Village remains with the lowest average home values in the area. In Holly Township, 89% of residents own their homes, while 76% of Holly Village residents are owners. Holly Township Pqe3 Master Plan �Economic Bue The tax base in Holly Township declined by an overall .4 million between 1982 and 1986, but increased by 4.8 million between 1986 and 1987. Between 1987 and 1988 figures show an increase of over 1.5 million, to a total of $45,402,040. In relation to townships surrounding Holly in Oakland County, tax base figures are low. Roadways There are roughly 23 miles of primary road in Holly Township and 36 miles oflocal road, with a majority of road surfaces being gravel. Primary north-south routes in the Township include North Holly Road, which is paved, and Fish Lake Road, which is only partially paved. East-west access is provided by Grange Hall Road, a class A, all-weather road in the southern portion of the Township, and Belford Road, a gravel surface in the northern portion of the Township. Strategic Planning Reports of the Oakland County Road Com.mission note that rather than paving gravel roads, increased maintenance on existing roads is the highest priority for Holly Township in the future. Land Use Patterns Existing land usc patterns arc described by the following text and graphic: Single-Family Residential - Most single-family housing is concentrated in the Village of Holly. Expansion into the Township has been sparsely scattered along major road frontages. Small groupings have developed around some lakes, with one large subdivision surrounding Spring Lake in the east. Single-family is the largest single developed category of land use in the Township, although it is expected to remain a relatively low density community. Multiple Family - This type of residential development has been confined to the north end of Holly Village. No Multiple Family exists within the Township itself. Institutional - Institutional uses arc scattered throughout the Village of Holly but have not grown extensively into the Township. CommerciaJ,Office - Commercial,Office land usc in the Township is concentrated on Grange Hall . Road, the major east-west connector accessing I-75 and U.S. 23. There is very little CommerciaJ,,Office elsewhere in the Township. Industrial - While industrial land is scattered along rail corridors in Holly Village, industrial development in the Township is limited to the Grange Hall/Fish Lake Road area. Recreation and Conservation - An unusually large amount of land is occupied by this category. Seven Lakes State Park and the Holly State Recreation area are located on either side of the Township, constricting east west expansion from the northern half of the Village. However, Holly Village is built on a major north-south axis, likely to influence growth in that direction. Agricultural and Open Space - Holly Township has consistently ranked in the top five communities holding land under the Farmland & Open Space Preservation Act, which serves to preserve productive farmland. Holly Township Pap4 Muter Plan �z --m I Q . . ~,onca Holly Township PqeS Master Plan �GENERAL GOALS AND POLICIES The following pages outline the goals and policies of the Township. Goals are the general statements that define the direction and character of future development. Policies set forth the framework for action and form the basis upon which more detailed development decisions are made. Adoption of policies docs not commit the Township to any particular recommendation, but docs commit it to take actions that arc consistent with the policy guidelines. The followma aaatementa reflect the primary aoala of the Towmilip, u ..... la the most general tmu: Goal 1: Goal 2: Maintain tile abundance wl ..Uty eC-uaa adnowleclae the raultlng Jbnitlem to Jtetaill the uaique nnl llli4eatial place to Hve, wolk, and plat; Goal 3: ca widlill the Township, and _ · - ~-;·_~M-tjlitf of die Township as a :. . . onwoa choices. . Promote economic growth, commensurate and compatible with the existing conditions within the Township, and in cooperation with the Village of Holly. SPECIFIC POLICY GUIDELINES Policy I: Land Use Intensity Specific guidelines governing the intensity ofland use should be dependent on the natural capability of the land to support various degrees of development. • Low intensity land uses should be located where natural resource conditions are least capable of supporting development, existing roads are inadequate, and existing low density land use patterns currently exist. Compatible land uses would generally consist of low density residential, open and agricultural land, and recreational land. • Medium intensity uses should be located where natural resource conditions are moderately capable of supporting development, adequate rOB(U are accessible, and existing medium density land use patterns exist. Suitable land uses would consist of medium density residential with complementary local commercial, office, public, and quasi-public uses. • High intensity uses require access to major thoroughfares and expressways, existing medium to high density land use patterns, and natural resource conditions most capable of supporting development. High density residential, office, industrial and general commercial land uses would be consistent. Policy 2: Natural Resource Capability All development shall respect the following natural characteristics and constraints: Holly Township Pap6 Master Plan �Wetlands • The protection of wetlands is essential in order to preserve water quality, stabilize stonnwater runoff, recharge groundwater and provide fish and wildlife habitat. The highest priority is for the preservation of wetlands in their natural state. • While the actual boundaries and the significance of specific wetland areas must be determined at the time of development review, three aspects of wetland protection should be recognized in reviewing proposed developments within and in the vicinity of wetland areas. 1) Wetland area itself. 2) The adjacent fringe or buffer area. 3) The remainder of the watersheds which drain into and out of the wetland area beyond the fringe or buffer area. Woodlands • The conservation of woodland is imperative to protect water and soil quality, increase air quality, buffer noise pollution, moderate local climate and storm haurds, preserve wildlife habitats, and preserve aesthetic values and community beauty. • Development which is pennitted in and around wooded areas should be planned, constructed, and maintained so that existing healthy trees and native vegetation are preserved. 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 long-tenn stability, and the variety of species preserved. Slopes • The existing land fonn should be made a part of land use planning and design. The primary objective should be preservation of the natural contours rather than alteration through mass grading. • Careful planning of slopes is necessary in order to reduce erosion, maintain s1ability, and control amounts and velocities of runoff. Grouadwater Protection and Recbarge • Groundwater recharge areas restore water levels in underground storage areas and supply water to lakes, rivers and streams. Due to the reliance on individual wells, retention and protection of groundwater resources is important to both Holly Township and surrounding areas. Since recharge areas extend beyond Holly Township boundaries, County and regional cooperation will be needed to effectively manage this problem. • Recharge areas are best kept as open space, or low density uses, to retain as much of the penneable surface as possible. Land grading should be controlled to retain Holly Township Pqe7 Muter Plan • �... 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. • Recharge areas should be protected from pollution by controlling all uses which discharge wastes into the hydrogeologic cycle. Especially critical for monitoring are uses which handle hazardous materials which might leak or spill. Drainage • Protection of slopes, woodlands, and wetlands within the watershed and proper management of land use and development are essential to maintaining the quantity and quality of storm drainage. • Natural vegetation and topographical features along stream corridors and waterways should be preserved. Uses should be restricted to those which offer no danger of topographical disturbance to the corridor, degradation of water quality, increased runoff, sedimentation, or stream channel alteration. • Surface water runoff should not exceed the rate which occurs under existing, undeveloped conditions. Control of runoff prevents overloading of streams and long-term erosion from uncontrolled, high velocity discharges. • Agricultural practices should respect stream corridors and waterways and the natural drainage and runoff patterns associated with them, in concurrence with the development constraints listed above. Natural Area& • The preservation of natural areas identified through the Michigan Natural Features Inventory and the supplemental study conducted for the Township by the Nature Conservancy of Michigan is essential to maintaining the Townships unique heritage and clwacter. • Protection and management of the identified natural areas should be consistent with the recommendations of the Nature Conservancy Report and is best achieved through a public-private partnership. lleaidential Land Use Policy 3: Dependent on the capability of the natural resource base and availability of public services, the opportunity for a range of residential densities and styles should be pmvidcd. •1111•111 'It t IIM I .. 1riD Irie If 111,wd ~ ,-venti.na the iuata • _. I r.pdw tmfflc paaans. Residential land use is broken down into three density clmsifications: • Holly Township clllil•rllilll _ Low density single family provides for one ( 1) dwelling unit per five (5) acres. Master Plan �• Medium density single family provides for one ( l) dwelling unit per one (1) acre. • High density single family provides for two (2) dwelling units per acre. • Multiple Family provides for five (5) dwelling units per acre. • Low Density Residential is planned for areas compatible with existing low density development and capable of supporting additional low density development due to natural resource and road conditions. It is unlikely that such areas will be served by improved roads in the near future, which would allow more dense development. In addition, the maintenance oflow densities in certain areas is intended to provide for the continued preservation of open space, natural areas and the rural atmosphere of the Township. • Medium Density Residential is planned for areas with existing medium density development and moderately capable of supporting additional development due to natural resource conditions. Such areas will also serve as a transition between low and high density residential area. • High Density Residential and Multiple Family is planned for areas most capable of supporting additional development due to the availability of utilities, natural resource conditions, and the adequacy of roads. Areas especially suited for high density and multiple family development are located in close proximity to the Village ofHolly. Sanitary Sewers and Water Policy 4: ~ Plans for the extension of sanitary sewer and water facilities are limited to areas only where existing population densities and natural resource conditions warrant it necessary for public health, safety and welfare. • Such areas will be primarily in close proximity to the Village of Holly. • Cost of implementation should be borne by benefiting property owners. Policy 5: Roads The road network within the Township presents both opportunities and constraints for development. The capability of the road network is emphasized as a primary consideration in land use planning decisions and is reflected by the Thoroughfare Plan. Road improvement priorities are based upon a hierarchy established by the function each road serves. The allocation of improvement dollars shall give priority towards roads which function to benefit the greatest number of Township residents or provide the greatest economic benefit to the Township. For example, it makes little sense to improve a collector road which empties onto a major thoroughfare which is in a state of disrepair. No attempt will be made to propose costly road relocations or alter basic road patterns which have been established for years. Holly Township Pap9 Muter Plan ,_:. qa Y �• Maior Thoroughfares - The function of major thoroughfares is to carry larger volumes of traffic either between activity areas within the Township or through the Township. They also provide access to the expressways which serve the Township. The improvement of major thoroughfares rate the highest priority with the Township. • Minor Thoroughfares - The function of minor thoroughfares are much the same as major thoroughfares, although more moderate volumes of traffic are carried. The improvement of minor thoroughfares rate the second highest priority within the Township. • Collector Roads - The function of collector roads are to collect traffic from residential areas and carry it to major or minor thoroughfares. Traffic volumes arc generally low. The improvement of collector roads rate the third highest priority within the Township. • Local Streets orRoads- The function oflocal streets or roads arc to provide direct access from individual properties. Traffic volumes are very low. The improvement oflocal streets or roads rate the lowest priority within the Township. Parks, Recreation and Open Space Policy 6: A significant asset of Holly Township is the availability of quality open space, parks, and recreation facilities. Every effort shall be made to protect and enhance the system of open space and recreation within the township. • Intergovernmental cooperation between Townships, Village, County, Regional, State and Federal authorities is essential to the development of a system which balances the preservation of open space and environmental amenities and the provision of active recreation programs and facilities. • Higher real incomes, better educational opportunities, greater amounts of leisure time, and continued population growth will lead to greater and greater demands for recreational facilities. To meet these needs, open space programs should be made an integral element of all land use and zoning provisions in the township. • The special role of the township will be to encourage the preservation of unique features and woodlands by ordinance and to encourage private developers to preserve their most unique lands in proposed developments. Commercial Development Policy 7: Due to the low population density in the Township and the availability of commercial development in the Village of Holly, Fenton and Grand Blanc, the amount of planned commercial land use in the township should be minimized and based on serving the convenience needs of Township residents and capability of the land to support such development. • Commercial use shall be located with direct accessibility to a paved thoroughfare in areas which have minimal impact to neighboring residential areas. • Strip commercial development will be discouraged. Holly Township Pap 10 Muter Plan �• Planned shopping centers which provide clustered commercial environments will be encouraged. • Special emphasis should be placed on aesthetic as well as functional standards providing for less dense developments and allowing for greater green open space , and landscaping and parking requirements appropriate for the size of the development and land area to be utilized. Policy 8: Industrial development Provide for a limited amount of industrial land use to enhance local tax base and provide employment for Township residents. The location of new industrial areas will be based upon the capability of the land to support such development and the need to minimize public expenditure to serve such development. • Due to the availability of sewer, water and other public services in the Village of Holly, a cooperative effort is essential. • Primarily clean, light industry will be encouraged. • The use of available rail and paved thoroughfares will be emphasized. • Accessibility and the suitability of natural features, such as topography and soil characteristics are as important as the availability of land. • Protect other uses particularly residences from the intrusion by industry, both physical and visual. Policy 9: Public Education The Township must serve not only as a regulator ofland use and an administrator of policy, but as an educator as well. It is the duty of the Township to educate it's citizens regarding sound and reasonable land use practice and policy, and to strive to include residents of the community in the process of Township planning to the greatest extent ~ible. • Involvement and cooperation with individual citizens, citizen groups, and other special interest groups shall be encouraged by the Township at all levels of the planning process to insure the inclusion of a comprehensive range of community values and priorities. • Holly Township Provisions shall be made for public education and involvement in all issues involving or relating to the creation of, or revision to, general township planning and land use policy, by means of public education workshops in addition to whatever public hearings which may be required required by law. Paa• 11 Master Plan fl �LAND USE PLAN The land use plan is designed to recognize existing development patterns, and acknowledge relevant demographic trends, while taking into consideration long range goals and objectives of the Township as outlined by the goals and policies. Residential Land Use Low Density Residential/Agricultural A majority of the Township has been reserved as very low density rcsidcntiaVagricultural at one ( 1) dwelling unit per five (5) acres. Virtually all of • wdlcm balf of the Township west of 1-75 ia to remain in this category, fadlitating 1lrp lot l'llideDtia1 and the praervation of valuable · farmland. A lack of public sewer and water eUmiaatea the 1Ui1abilfty of dda land for any more intense land uses. Medium and High Density Residential Recent growth trends along the I-75 corridor have created explosive development in southern Genessee County, to the north and west, and will create a demand for more housing development in Holly. This has been reflected in the designation of medium density residential in the southern portion of the Township. Fenton, to the west, is already substantially developed by high density single family residential and is proposed to continue in this manner. In Holly, Grange Hall Road, west of Fish Lake Road, has begun to establish similar land use patterns in association, and has been planned for medium density residential. Medium density residential is planned at one ( l) dwelling unit per one ( 1) acre. Medium and high density residential is also planned surrounding the boundaries of Holly Village, providing a gradual transition from the dense development of the Village to the less intense land uses in the Township. High density residential is planned at two (2) dwelling units per one (I) acre. High density residential development is highly dependent up on the availability of utilities and public services, and relationships with adjacent land uses. For these reasons, high density residential has been located, in limited amounts, adjacent to the Village of Holly, and cast of I-75, in the northern section of the Township, along Dixie Highway. The more intense land uses here arc compatible with apparent growth trends in Grand Blanc Township, and arc dully separated from the rural character of Holly by the I- 75 border. Multiple Family Multiple family residential, currently non-existent in the Township, is proposed between the west village limits and Fish Lake Road. Multiple family residential is planned at five (5) units per one ( 1) acre. This location provides an appropriate transitional land use between and around high density residential in the Village and commercial development at the intersection of Fish Lake and Grange Hall. It is important that the opportunity for a variety of lifcstyles is available within the Township. Holly Township Pqe 12 Master Plan �Commercial and Office Land Use The intersection at Fish Lake Road bas been established as the community commercial center. Current land development trends indicate expansion of commercial land use along Grange Hall Road, moving westward towards growth pressures from Fenton. · The intersection of Grange Hall Road and I-75 is proposed commercial, currently developed only by the St. Julian Wine Tasting Center. While this is a significant major access point into the Township, there is strong potential for highway commercial and recreation/tourism support services. Commercial land use has also been suggested on Dixie Highway in the north-east comer of the Township. It is intended to serve as neighborhood commercial in support of surrounding industrial, commercial and residential neighborhoods. Mixed Land Use Mixed Use development has been proposed specifically for the Adelphian Academy site. The unusual property size and existing development of the site warrant special consideration for future development. Mixed use provides limited flexibility and is intended to provoke creative and adaptive land uses which would be compatible with surrounding uses. Industrial Land Use Industrial land use is planned in the northeast comer of the Township because of the access to 1-75 and Dixie Highway. Herc again, the effects of intense land uses are substantially barricaded by the 1-75 corridor, allowing economic expansion within the Township without harming the rural recreational character. Holly Township Pap 13 Master Plan 1t �THOROUGHFARE PLAN The Thoroughfare Plan proposes major transportation routes serving and resulting from future land use patterns. Based on existing road usage patterns, the land use plan, and estimated population and traffic increases, these routes will be relied upon as major or minor arteries, collector streets or local roads. As defined in the Goals and Policies section, a "Major Thoroughfare" carries large volumes of traffic across or through the Township and often provides access to state trunklines and expressways. Most major thoroughfares are Class A all-weather roads, and carry the brunt of industrial and truck traffic. These roads receive the highest priority for maintenance and repair. A "Minor Thoroughfare" serves much the same purpose as a major thoroughfare, but carries a lighter volume of traffic. The primary function is to connect major activity centers within the Township and provide access across the Township. A "Collector" Road transports traffic from local and residential streets to major and minor thoroughfares. Traffic volumes are moderate. "Local Streets" and Roads provide direct access to individual properties and typically have very low speeds and little traffic. Major thoroughfares in Holly include North Holly Road and Grange Hall Road. Grange Hall provides the only paved direct east-west artery and accesses both US-23 and 1-75. North Holly Road is the only paved direct north-south artery. Both roads rurrently carry heavy traffic volumes relative to the area. Current land use trends indicate future high intensity land uses to be focuscd along these axis. Minor thoroughfares running north-south include Fish Lake Road which is only partially paved, and Rood Road which is all gravel. Fish Lake provides access to Seven Lakes State Park and Bramblewood Golf Club, two major recreational attractions in the Township. Rood Road provides access to parts of the Holly State Recreation Arca including several boat launch sites, and connects to Grange Hall Road, bypassing the Village. Minor thoroughfares running east-west include Lahring Road, connecting North Holly Road and Dixie Highway, and Belford Road, which traverses the entire northern portion of the Township. East Holly Road is also a minor thoroughfare providing direct access between downtown Holly Village and the Holly Road/I- 75 interchange. Collector Streets which provide access from local and residential roads to major and minor thoroughfares include Tinsman, Kurtz, Quick, Elliott and Fagen. Holly Township Pap 14 Muter Plan �THOROUGHFARE PLAN Major Minor Collector Local Holly Township I -·••··· I ■■■ Pap 1S Muter Plan �r .~ Muter Right-of-Way Plan The Holly Township Master Right-of Way Plan, prepared by the Oakland County Road Commission, was updated and adopted by the Township in 1989. There arc four county road classifications, including super-highway, urban super-highway, thoroughfare, and collector: With the exception of a few, all county roads are proposed for 120 foot right-of-ways, classifying them as "Thoroughfares". Addis, Gage, Grundyke, Evans, McClelland, Hess and Shields are classified as "Collectors", having a proposed right-of-way of 86 feet. These classsifications are adequate to meet the needs of future development in Holly Township as they allow for a wide range of capacity expansion improvements to all existing roadways. Holly Towmhip Pqe 16 Muter Plan �MASTER RIGHT-OF-WAY PLAN QENflff CO. COUNTY LINE RO . ,....-, ~ . F' _Lf.G..END_ 204 FOOT (APl'IIOX. 12 UO FOOT (A,.,.IIOX . 41 120 FOOT IA,.,.IIOl. J7 H FOOT IAl'PIIOX. 24 IIOVTf UNOIII sruo, Utfl'TfO M(T(IISI M(TUISI MET[IIS) M[l[IIS) SUl'tfl -HICHWAY IJIIUN SUl'lll-HICHWA f THOIIOUCH,Allf COUfCTOII STATl 01 tltCHtCAN TIIUNIIUN(S • • • • • • l'IIOl'OSfO STA Tl Holly Township Pip 17 o, tltCHtCAN fllUNIIUNfS Muter Plan �,. IMPLEMENTATION The Township Master Plan serves as the broad framework within which the Township will guide future land use. Implementation of this plan will require the ongoing efforts of Township officials, planning commi~ioners, board of appeals members, neighboring agencies and citizens. The effectivencss of the plan relics upon the diligence with which its provisions arc acted upon. Specific strategies available to the Township for implementation of the Master Plan and the policies include the following: • Existing Township ordinances - zoning - subdivision • Building code provisions • Adoption of separate Township ordinances - wetlands woodlands site plan review • Development of a Capital Improvements Plan • Publication of a "Development Guide" infonnation handbook outlining Township development policies and guidelines. • Cooperative efforts with adjacent communities, county, state and federal agencies. • Township or private acquisition of scenic easements and/or property. • Voted millage or special easement to finance desired improvements. It should be noted that the list of strategics is not in any ranked order. These are the most common and feasible options currently available to the Township in implementing this plan. As new legislation and court action occurs it is entirely feasible that new options will be available while some existing ones will be altered or eliminated. The plan was designed to be flexible by being adaptable to changing circumstances without weakening established goals and policies. The effective implementation of this plan will require long tenn cooperation and effort on the part of Township officials, staff, developers, landowners and citizens. An infonncd and involved citizenry is therefore essential to the success of this plan. Holly Township Pqe 18 Master Plan �APPENDIX A �BACKGROUND STUDIES Holly Township Master Plan �LOCATION Holly Township is located in the northwest quadrant of Oakland County. The Township is comprised of approximately thirty-three square miles and is bounded on the cast by Groveland Township and on the south by Rose Township, both in Oakland County. It is bounded on the west by Fenton Township and on the north by Grand Blanc Township, both in Gcncssee County. It is approximately 50 miles north of Detroit and 15 miles south of the City of Flint. ACCESS Roadways Although 1-75 runs along the eastern edge of Holly Township, access into the Township is one of its greatest constraints. 1-75, connecting northern Michigan with southern Florida, links Holly directly with Detroit and Flint as well as the upper peninsula. The only interchange from I- 75 however, is located at Grange Hall Road at the eastern border of the Township. The Dixie Highway cuts across the north-east comer of the Township, providing access to a few cast-west roads, but even this access is limited. US-23, running through adjacent townships, is approximately two miles to the west, connecting Holly with Toledo, Ann Arbor, and several statewide cast-west arteries. Access north-south within the Township is provided by Fish Lake Road and by North Holly Road which traverses Holly Village. East-west access across the state is satisfied by 1-96, 1-69 and 1-94. 1-94 traverses the southern portion of the state, connecting Detroit, Ann Arbor, Battle Creek, Kalamazoo and Chicago. It is approximately 60 miles south of Holly Township, accessed by US-23. 1-96 ties Detroit to Lansing, Grand Rapids and the south-west coast of Michigan. It is 35 miles south of Holly and again, is accessed by US-23. 1-69, 15 miles north of Holly, runs from Port Huron on the East, through Flint, and is a primary route to Lansing. Within the Township, Grange Hall Road is the major cast-west route linking Holly Township and Village with Holly State Recreation Arca to the cast and the City of Fenton to the west. It is generally more difficult to traverse the Township when traveling cast and west, than when traveling north and south. This is particularly true in the northeastern half of the Township. Railroads The Grand Trunk Western Railroad crosses through the lower part of Holly Village, running · . northwest of Detroit. The Chesapeake and Ohio Railway also has a line which runs north-south through the Towmhip traversing the Village of Holly. Airports Complete airport facilities arc available at Bishop Airport in Flint,and Oakland Pontiac Airport to the south. Private air fields or landing strips include the Adelphian Academy airport at Holly Village, as well as others in the northeastern part of the township and adjacent townships. Detroit Metropolitan Airport is approximately 60 miles south. Holly Towns/Jip AppeadizA•Papl Mutf!l'Plan �~ Figure A REGIONAL MAP ~ ~ , ~ 1-7' J/1 I J M-27 I ~------M-2◄ 1-96 , «, L1~an1~in I ------L~l-7'5 i ~ t> ' Holly Townsbip \ . // ,, ~...___Jac~.k~n~~n Arb AppradirA•Pa.-2 ' I ' \. (/) 011 US-23 .\ ( / - ;' �PHYSICAL CHARACTERISTICS Inventories The Holly Township offices bold a comprehensive set of natural resource maps, prepared by the Oakland County Planning Division at the request of the Township. Outlined in a series of color overlays arc: water resources including surface water, wetlands, floodplains; land resources including slopes over 10%, land containing prime fanning characteristics, and lands that arc unsuitable for development; vegetative resources including deciduous and coniferous woodlands; and natural features from the Michigan Natural Features Inventory Program. The Michigan Natural Features Inventory Program identified the most natural, unaltered examples of natural plant communities in Oakland County, three of which are located in Holly Township. A five acre prairie fen located at Cady Lake, a 103 acre dry-mesic southern forest located within Seven Lakes State Park, and a six acre prairie fen, also within Seven Lakes, were recognized as warranting protection at the county level. In 1988, a Township-wide survey was conducted which identified twenty-two locally valuable natural communities and further considered protection and preservation methods for each. Key excerpts of this report arc provided in Appendix B. Geology Holly Township is situated within one of two broad zones in the southeast Michigan area; the hilly zone. The largest surface geological form in Holly Township is the area of till plain, closely followcd by the morainic form. The outwash plain accounts for the least area. landforms arc the result of prehistoric glacial movement and deposits mainly of sand and gravel. Soils General soil mapping indicates that there are seven broad soil types in Holly Township. These have been defined as follows: Dronko: Hilly, knob and basin topography sandloams. .Eau Claire: Gently rolling clay plains. Pipestone: Deeply rolling clay land. Indian Lake: Sand-gravel plains, pot holes, lake basin. &ebe: Swamp land; mainly muck and rifle peat types. Novi: Flat plains and drainage valleys, clay semi-wet. W.aan: Flat plains and drainage valleys, wet, underlaid by sand and gravel. The most prevailing soil types is the Pipestone with the Eau Claire and Wixom soil types forming the next two soil type classifications, respectively. The Village of Holly, and the most intensively developed portions of the Township, lie within the Wixom soil type and the area of outwash plain. Neither of these natural features are supportive of septic tank development. Holly Towrubip Appmdiz A • Pa.- J M.uttrPlan ~ �, Vegetation and Wetlands Northern Oakland County lies in a deciduous forest zone in which the climax forest is Beech and Maple. After the retreat of the glaciers, uplands became forested by oak communities. The kettle depressions developed into tamarack or hardwood swamps, and sometimes remained as lakes surrounded by meadows. The channels gradually became extensive swamps or meadows, and were often cut by rivers and streams. More·than 35 lakes of varying size arc scattered extensively throughout the Township, occupying 6% of total land area. Large areas of wetlands surround the many water bodies as well. It is estimated that only 370 acres or 22% of pre-settlement wetlands remain today. Lowland forests total 230 acres and upland forests 370 acres, both less than 10% of what originally existed in the Township. Topography In Southeast Michigan, slopes of twelve percent ( 12%) or more should generally not be developed because of their uniqueness in the area. Holly Township has considerable areas of twelve percent (12%) slopes, distributed throughout the Township, quite a few of which are part of a wetland environment. This is most significant for water quality purposes because of the high incidence of potential surface runoff from these lands if developed and concurrent pollution of waterbodies from urban runoff. • •· Holly Township Appeadu A • Pap 4 Mast«- Plan �POPULATION & HOUSING Trends Population trends are shown in Table 1 and Figure B. The Township experienced a surge in population of 139.1% between 1950 and 1960, making it the 9th fastest growing community in the county for that time period. In the following decade, the Village of Holly also experienced an uncharacteristically high growth rate of90.8 %, causing it to be the 7th fastest growing community in the county. Since these jumps, population growth returned to it's previous rate. Table 1 POPULATION TRENDS HOLLY TOWNSHIP AND HOLLY VILLAGE Holly Township Holly Village 1930 1940 1950 1960 1970 1980 918 2252 1036 2343 1367 2663 3269 2282 3041 4355 3612 4874 Source: U.S. Bureau of Census Figure B 1930-1980 POPULATION TRENDS HOLLY VILLAGE AND HOLLY TOWNSHIP 5500 p 0 p u L 5000 4500 4000 3500 A 3000 T I 0 N 2500 2000 1500 1000 500 1930 1940 1950 1960 1970 1980 YEAR ~HOLLY TOWNSHIP Holly Towmbip .,...., c HOLLY VILLAGE AppmdixA•~5 Master Plan �Characteristics Age Composition The median age in Holly Township of 32.0 years, is close to the county median of 30.0 years. This number has jumped significantly since 1970, when median age in the township was 24.8 years. The Village however, has a noticeably younger population, with a median age of 25.9. This is an increase of 2.4 years since 1970, compared to an incrca.sc of 7.2 years in the township. Median age in related areas ranges from 26 years to 30 years. (Sec Tables 2 and 3 for age and household characteristics of related areas.) Households According to 1980 census data, I, 178 households arc located in Holly Township, with another 1,616 within the Village limits. Table 2 GENERAL POPULATION AND HOUSEHOLD CHARACTERISTICS FOR 1980 HOLLY TOWNSfilP AND RELATED AREAS IN OAKLAND COUNTY Total Population Age Characteristics Median Age % of 65 and older % of 60 and older % of 17 and younger Total Households Oakland County Groveland Township 450,449 4,114 30 Holly Holly Township Village Rose Township 3,612 4,874 4,465 32 11 15 29 26 8 11 32 26 13 29 26 4 6 36 8 37 355,187 1,238 1,178 1,616 1,307 9 5 Source: U.S. Bureau of Census Holly Towmbip AppmdixA •Pap6 M.ast« Plan �Table 3 GENERAL POPULATION CHARACTERISTICS FOR 1980 HOLLY TOWNSIDP AND RELATED AREAS IN GENESSEE COUNTY Total Population City of Fenton Fenton Township Gcncsscc County Grand Blanc Township City of Grand Blanc 450,449 11,744 8,098 24,413 6,848 27 8 29 6 9 36 29 12 15 34 30 30 8 11 32 Age Characteristics Median Age % 65 and older % 60 and older % 19 and younger- 11 36 5 8 35 *Note change from 17 and younger in Table 2. Source: Bureau of Census Educational Attainment Holly Township and Holly Village exhibit gcncnilly the same educational characteristics. Approximately three quarters of the population have a high school education, 14-17% have 1-3 years of college, and the remaining 12-14%, 4 or more years of college. On the whole however, the education level in the Holly area is lower than that of the county. While 52% of the county population has an education of more than high school, the Holly area has only about 25%. (Sec Table 4.) Tablc4 EDUCATIONAL ATTAINMENT Holly 4 Ycars High School College 1-3 years · 4 years 5 years Village ~ 2,466 0.77 0.17 0.03 0.03 536 101 .lQ2 Holly Township 1,835 342 173 ill 2,528 3,212 Oakland ~ County !li 0.73 0.14 0.07 0.07 268,610 141,081 80,157 73,792 563,640 0.48 0.25 0.14 0. 13 Source: U.S. Census Bureau Holly Townsbip App«xJiz A • Pa.- 7 Master Plan ~ �Income The median household income in Oakland County in 1980 was $25,325. Holly Township was slightly below that at $24,057, and Holly Village was considerably lower at $21,327. Ownership In Holly Township, 89% of residents own their homes, while only 76% of Holly Village residents are owners. Housing Value Average sale value for single-family residential homes for Holly and related area are shown in the figure below. Holly Township appears to have kept up with normal increases in value in the past five years, while Holly Village, the lowest average value in the area, has increased at a substantially lower rate. Table 5 AVERAGE HOME SALES VALUE HOLLY AND RELATED AREAS Total fill Holly Village Holly Township Groveland Township Rose Township Springfield Township 42,300 58,700 72,900 50,000 61,600 ~ ~ fill Increase 42,854 65,973 79,182 64,476 80,097 43,938 73,505 88,634 61,760 19,055 4% 21% 18% 20% 22% .1ill. 42,000 40,200 59,000 63,800 73,300 70,500 51,200 60,200 67,000 77,500 Source: Oakland County Planning Age Of Housing Stock Holly Village is characterized by an exceptionally old housing stock. A majority of the buildings were built before 1939. Holly Township on the other hand is relatively new, with a majority of the buildings built after 1970. (See Table 6 on the following page.) Holly Township APl'ffldi.z A • Pap 8 �Table 6 AGE OF HOUSING STOCK (Number of structures) Holly Village 2.9. Holly Township ~ 451 322 204 132 604 1713 0.26 0.19 0.12 0.08 0.35 508 334 0.41 0.27 0.12 0.05 0. 16 1970-1980 1960-1969 1950-1959 1940-1949 1939 or earlier 144 59 1Q.l. 1246 Source: U.S. Census Bureau Building Activity Building activity in the Village of Holly appears to be decreasing steadily. This is probably due to a decrease in the amount of vacant land available for development. An average of 5.4 permits have been is.sued per year since 1970. Building activity in Holly Township on the other hand is increasing gradually. A high of 33 permits were issued in 1982. Including this uncharacteristically high year, and average of 9. 75 permits have been is.sued per year since 1980. Figure C BUILDING ACTIVITY IN HOLLY VILLAGE AND TOWNSIDP 40 p E R M 36 32 I 28 T 24 s I 20 s s 16 E D 8 u 12 4 o,-1-~----l------l~-----1~-.....:Jii!==~.t===::jL---..!1980 1981 1982 1983 1984 1985 1987 1986 YEAR <>HOLLY TOWNSHIP Holly Township c HOLLY VILLAGE ~A•h.-9 Master Plan " · �Projections Population projections prepared by the Southeastern Michigan Council of Governments Small Area Forecast Program (SAF) for Holly Township and Holly Village arc presented in Table 8. The SAF projections for Holly Township indicate approximately a 40% increase in population from 1980 to the year 2005. The SAF projections arc slightly less than the population projections prepared by the Oakland County Road Commission in their recently published strategic plan for economic development. While the SAF projections indicate a population of 4,199 people in 1995, the County Road Commission projects a population of 4,965 people in 1995. However, both the SAF and the Road Commission's projection of the percentage change in population fall in the range of 37 to 40 percent. It is clear that the Township is expected to grow at a moderate and steady rate throughout the remainder of the century. The SAF projections for the Village also predicts a moderate growth rate to the year 2005. While the Village will not grow as much as the Township, an increase in population to 6,263 in the year 2005 is expected. This represents a nearly 29% increase over 1980 population. Table 7 POPULATION ESTIMATES FOR 1987 HOLLY TOWNSHIP AND SURROUNDING AREAS IN OAKLAND COUNTY 1980 Census Population Groveland Township Holly Township Holly Village Rose Township 1987 Population Numerical Change Estimates 4,114 3,612 4,874 4,465 4,798 3,908 5,514 684 296 640 612 5,011 Percent Change 16.63 8.20 13.14 13.70 Source: Oakland County Planning Division Holly Townsbip Appmdiz A • ~ JO Muter Plan �Table 8 PROJECTED POPULATION HOLLY TOWNSIDP AND HOLLY VILLAGE Change % Change 1980- .filQ lill illQ 1980- ~ ZQQQ ~ ~ ~ Holly Township TotalPopulation 3612 Households 1178 Persons Per Household 3.07 1239 2.95 3909 1409 2. 77 4199 1592 2.64 4531 5027 1815 2071 2.50 2.43 1415 893 -.64 39.2 75.8 20.8 5066 5396 1673 3.03 1910 2.83 5102 2136 2067 5911 6263 2351 2546 2.51 2.46 1389 940 -.57 28.5 58 .5 3654 Holly Village Total Population 4874 Households 1606 Persons Per Household 3.03 -18.9 Source: Southeast Michigan Council of Governments. Holly Town6/Jip Appeoclu A • Pap 11 Master Plan �• ECONOMIC BASE Labor Force Characteristics Labor force characteristics for Holly Township and the surrounding areas are presented in Table 9. The following section summarizes the labor force characteristics of Holly Township presented in the Tables. • The predominant occupations of Holly Township residents who are in the labor force are evenly split between white collar positions such as managers and professionals and blue collar positions such as operatives and laborers. • In Holly Village the predominant occupations are technical sales, administrative support operatives and laborers. Thus, the people who live in Holly Township have more diverse occupations than those who live in the Village. - • Holly Township and Holly Village have similar types of industries. • Both Holly Township and Holly Village have a higher percentage of operatives and laborers than the county-wide percentage. • Both Holly Township and Holly Village have a lower percentage of managers and professionals than the county-wide percentage. • Both Holly Township and Holly Village have a higher percentage of employees in the manufacturing industry than the county-wide percentage. Table 9 LABOR FORCE CHARACTERISTICS Oakland County Occupation (% of employees): Managers & Professionals Tech., Sales, Admin. Support Service Fann,Forest,Fishing Skilled Workers Operatives, Laborers e Industry(% of employees): Manufacturing Transp., Comm., Util. Wholesale & Retail Finance, Insurance, Real Estate Business, Personal & Entertainment Professional Services Public Administration Other Holly Townsliip 31 32 11 0 11 14 29 5 23 6 8 22 3 4 Groveland Township Holly Township Holly Village Rose Township 23 26 13 3 16 19 24 19 13 2 20 22 12 27 12 15 33 21 28 13 0 19 18 39 4 18 3 6 19 4 7 39 41 3 24 1 27 6 18 7 AppmdixA •Papl2 s 13 2 7 26 2 6 l 7 7 18 1 21 2 12 5 M.uterPJsn �Tu: Base In 1988, holly Townships S.E.V. equalled $45.4 billion, an increase of 14% since 1982. This figure dipped in 1983 and 1985, but made a strong increase between 1986 and 1987. The S.E.V. of Holly Village totalled $40.3 billion. Dipping in 1983, the S.E.V. increased only slightly until 1987. The S.E.V. of the total Holly area increased by 17% since 1982. Industrial land uses have increased from 2.0% to 2.8% of total, while commercial has increased from 9.0% to 12.6% in 1988. Since totals are not available for the Village and the Township separately, it is difficult to estimate the rate and areas of growth within the Township. Table 10 COUNTY ASSESSED VALUATIONS HOLLY TOWNSffiP AND RELATED COMMUNITIES IN OAKLAND COUNTY Holly Village HOLLY TOWNSHIP Springfield Township Rose Township Groveland Township 1982 fill jjM .l.ill. .l.lli ill1 32.3 39.3 92.4 54. 1 50.7 31.5 38 89.6 51.8 49.5 32.1 38.4 90.6 52 50.5 32.2 38.0 91.6 52.3 51.5 32.5 38.9 96.8 53.8 53.7 36.5 43. 7 106.2 55.1 54.7 ;~ - Figure D COUNTY ASSESSED VALUES 110 102 M 94 I L L I 0 N 86 s 78 70 62 54 46 38 :-- Ii ~ • 0 0 0 1982 1983 1984 1985 i • • 1986 1987 30 o HOLLY TOWNSHIP Holly Towmbip Cl SPRINGFIELD TOWNSHIP ♦ ROSE TOWNSHIP ■ GROVELM MMtwPlan ~ .... �• COMMUNITY SERVICES The Charter Township of Holly, governed by the Township Board, provides a variety of community services. Fire service in the Township is provided by a volunteer fire department on a tri-party system with the Village of Holly and Rose Township. Each area has their own fire hall, but they arc organized to work together in the event of a large fire. Police protection is contracted through the Oakland County Sherifl's Department and the Michigan State Police. Utilities At the current time, no central municipal water or sewer is available within the Township. Both gas and electric service is supplied by Consumer's Power. Holly is the only Township in the county that does not have electricity supplied by Detroit Edison. Parks and Recreation Holly Township is supplied with a wealth of all-season recreational resources. Several outstanding regional facilities arc located within their boundaries including two state recreation areas. A large private ski resort is located next to Holly Township· in Groveland Township. The preservation and enhancement of these vast resources is an integral part of the future of Holly Township. State Parks Holly State Recreation Area Holly State Recreation Area consists of 7,470 acres ofland, shared with Groveland Township to the East. Winter and summer sports arc equally provided for, including skiing, snowmobiling, hunting, boating, fishing, hiking and horseback trails. Seven Lakes State Park Seven Lakes State Park is made up ofl,378 acres and provides a multitude of activities similar to the Holly State Recreation Area. County Parks Groveland Oaks County Parle Groveland Oaks County Park is 400 acres of parkland focused towards family camping. Six hundred modem and primitive campsites are available in addition to picnic areas, a waterslide, and swimming beach. It is open year-round but provides no actual site developments to facilitate specific activities. Township Parks Holly Township Park and Beach Holly Township Park and Beach consists of 2.5 acres offering swimming, picnicing and play areas. Holly Townsb.ip Appendix A • Page 14 Mute-Plan �Ho11y Township Park #2 An additional Township Park is proposed in the Holly Township Master Recreation Plan ( 1988). Plans for the 75 acre site include nature study, hiking, camping, fishing, tennis and baseball among others. With a community focus, the park will have three pavilions and an amphitheater to house community events. The park is planned to compliment existing facilities by adding activities currently not available elsewhere, or that constitute a county shortage. Village Parks Holly Village has five local parks, totaling 20 acres, including Lakeside, Crappo, Cyclone and Morris Fein and Ganshaw parks. Most parks offer picnicing and play areas, with ballfields provided at Cyclone and fishing available at Morris Fein Arboretum Holly Towmbip Appendix A • Pa.- 15 �Table 11 RECREATIONAL FACILITIES -c .,, "O C vO.. V .:X - cC _J r-- Camping Picnic Areas Shelters Playground Ball Diamond Swim Beach Canoe-Boat Launch Canoe-Boat Rental Hiking Trail Horse Trail V') : Pro- 160 : posed • • ... C Hunting • • • CD ~- .!!.! C = ·- > ... -0 CD - 0 >-. 0 ...JI • • • • • • • ~~ >--_ =0 +-V IC -.·-... > ~~ • • • • • • • Downhill Ski X-C Ski •- ~ (U OU Q) C cn '"O ·- ·> U) >-. 0::::) ... 0 • • • • • • • • • • C CD= co.. .52>-. v-C > Nature Center Fishing QI en Ol C 600 • • • • • • • • - - ~ .:x • • • • • X-C Rental Sledding Snowmobiling Ice Skating • • •• •• .:•• Holly Towmbip A.ppendiiA•Pa,-16 Mut~P/1111 �Public Access Boat Launches Public access boat launches, operated by the state parks, arc available throughout the township. The table below lists the amenities available at each. BOAI LAUNCIIlNGS Water ~ Location Restrooms Parking Acres Heron lake Crotched Lake Crystal Lake Holdrcdge Lake Big Seven Lake Dickinson Lake HollyR.A. Holly R.A. HollyR.A. Holly R.A. Seven lakes SP Seven lakes SP YES YES YES NO YES NO 48 10 10 10 12 20 132 14 12 16 170 44 Golf Courses Bramblewood Country Club Open to the public at a daily fee, Bramblewood offers 9 boles. Community Education Recreation Opportunities The Holly Area Community Education Council has set up a variety of educational programs including recreational activities. Aerobics, tennis lessons and ski club and basketball team membership are available to residents of the Holly Arca School District. These activities take place at schools in the Holly School District and at Mount Holly, a private facility. School Facilities Outdoor recreation is also available at Holly area schools on an individual basis. The outdoor athletic fields and courts are accessible to the public when they are not in use by classes. School facilities offering recreation opportunities include the following: SCHOOL RECREATION AREAS Benjamin H. Sherman Middle Patterson Elementary Adelphian Academy (Private) Holly Elementary M.D. Bennett Junior High Holly Senior High Holly Towmbip Holly Village Holly Village Holly Twp. Holly Village Holly Village Holly Village Appeocfir A • Pa,- 11 Mute-Plan �• Private Facilities Mount Holly Mount Holly is a private downhill skiing facility located in the western side of Groveland Township. Mount Holly has 13 ski slopes, 7 chairlifts, 6 ropetows and a ski lodge. Instruction for beginners and intermediate skiers is available. The vertical drop is 327 feet at Mount Holly, and the longest run is 1,850 feet. It is pos.sible to cross country ski around the Mount Holly area, however facilities are not specifically set up for this activity. Yogi Bear's Holly Hills Campground Holly Hills Campground is located just east of Holly Township on Grange Hall road in Groveland Township. It is a 39 acre campground which offers rccrcationa activities such as mini-golf and swimming. It is situated near both the Holly State Recreation Area and Groveland Oaks County Park which offer further recreational activities. Camp Copncconic Camp Copneconic is a 400 acre YMCA camp run by the Flint YMCA. It is located just beyond the north-west comer of Holly township on Lake Copneconic. The camp offers a range of recreational activities, from swimming and boating to horseback riding and a high ropes course. The camp is not open to the general public except on the weekends in the winter for cross country skiing. Special Facilities and Events • Holly Holidays. Holly Holidays is a juried art and craft show that takes place the first Saturday in November at Sherman Middle School. The focus of the show is on folk art and annually attracts antique dealers from throughout south-eastern Michigan. The event is sponsored by the Holly Community Education Council and the Northwest Oalcland County Historical Society, and bas free admission. Carry Nation Festival The Carry Nation Festival occurs annually during a weekend in September. It is organized by the Carry Nation Festival Corporation in cooperation with the Holly Village Government and the Board of Commerce. The Festival features a play depicting the life of Carry Nation, a prominent temperance leader in the late l 800's as well as craft booths, food stands and other entertainment. Theme Days and Weekends At different times during the year, there arc theme days and weekends in Holly Village. In July, the theme is railroad days. Merchants dress up in costumes and events are organized by the railroad club to celebrate the influence of trains. In December, the theme is Dicken's Olde Fashion Christmas. Characters from Dicken's novels walk the streets of the elaborately decorated Holly Village. • Holly Townsbip Mutf!!T Plan �ROADWAYS According to the Oakland County Road Commission, there are roughly 23 miles of primary road in Holly Township and 36 miles of local roads. A majority of road surfaces are gravel. Since the Township is encouraging tourism and recreational expansion rather than commercial and industrial development, there is no direct need for an increased percentage of paved roads. Strategic Planning Report of the Oak.land County Road Commission notes that increased maintenance on existing gravel roads is the highest priority for Holly Township in the future. Better grading, drainage and winter maintenance are specific goals. A second priority is the elimination of safety haz.ards, in particular, intersections with limited site distances and dangerous curves. Holly Townsbip �• LAND USE Although it has grown moderately over the past 10 years, Holly Township has remained at a relatively low density in its rural and natural environment. Nearly 40 percent of the land area in the Township is catagorized as "vacant", with another 15 percent of the land classified as "outdoor recreation and conservation". In addition, 25 percent of the land is in agricultural use, resulting in 90 percent of the land area of Holly Township either undeveloped or in a low level of development. An inventory of existing land use in Holly Township and Holly Village are pr~ented in Tables 12 and 13. Land use data was provided by the Oakland County Planning Department. Definition of terms are as follows: Single Family Residential: Improved single land parcels having .tw or less families per unit in predominate residential uses plus adjacent residential or local streets and alleys. Multi-Family Residential: Improved single land parcels having fQy[ or more families per unit in predominantly residential use, including apartments, condominiums, row houses, terraces (excluding commercial dwellings such as hotels, motels and camp grounds), plus mobile home parks . • Institutional; Improved land parcels and facilities which are held in the public interest and are exempt from real property taxation, plus any local streets or access way, contiguous or associated with such parcels. Examples of this category are churches, schools, universities, governmental offices, hospitals and cemeteries. Commercial and Office: Improved land parcels used for wholesale, retail, office, entertainment or services, including those uses predominantly at street level on multi-functional structures, plus related contiguous parking, service ways or alleys. Industrial: Improved land parcels used predominantly for manufacturing or on which materials or articles are processed or semi-processed, but not retailed, including related storage areas, and warehousing, plus commercial waste disposal sites, land fill operations and junk yards• • Holly Townsbip Appendix A • ~ 20 Muter Plan �Outdoor Recreation and Conservation: Public and private land parcels, either improved or unimproved, used for nonintensive recreational activities, including parks (county, state, local, private or subdivision), golf courses, gun clubs, swim clubs, ski areas, riding stables, etc. Transportation. Utility and Communication: Improved land parcels containing above-ground utility or communication facilities, including electric and gas generating plants, transmission lines, booster and transformer stations, related storage yards, etc. Parcels devoted to transportation uses, such as airports or railroad yards, are included in this category. Buildings related to utility companies, such as Detroit Edison, Consumers Power and Michigan Bell, plus Waste Water Treatment Plants and Water Works, are also inlcuded. Agricultural: Land parcels used predominantly or wholly as cultivated farm land, orchards or for livestock activity, with or without related farm structures. Water: Unimproved areas of inland depressions, consistently filled with standing water which are supplied by streams, ground water or artesian springs. Rights of Way; Land parcel corridors which are used predominantly for transportation, including constructed public roadways, railroads and those drainage or communication uses which are contiguously related to the transportation use. Vacant: All parcels or part of parcels not included in one of the above defmitions. These are non-improved areas not in a committed use. Holly Townmip A.pp,ndir A • Pa,- 21 MMlt!rPlan �- Table 12 EXISTING LAND USE HOLLY TOWNSHIP Land Use Classification Single Family Multi-Family Institutional Commercial & Office Industrial Outdoor Rec. & Cons. Agricultural Trans., Utility & Comm. Rights-of-Way Vacant Water Community Total 1984-1986 Changes in Acres 1984 Acreage 1,600 0 388 40 276 3,186 5,412 153 1,088 8,066 1,297 +31 0 0 +42 0 +22 0 21,506 1986 Acreage 1986 % of Total 0 1,631 0 388 82 276 3,208 5,412 153 1,088 7,971 1,297 37 6 0 21,506 100% 0 0 -95 8 0 2 1 15 25 1 5 --less than one percent - Source: Oakland County Planning Division Figure E Holly Township Land Use 1986 ■ Single Family lnsti tutional ■ Commercial ~ Office l,;;J Industrial ■ Outdoor Rec. ~ Cons. fH Agricultural ■ Trans., Utility g. Comm. Cl Rights-of-Way 1111 Vacant ~ Water la Holly Township Appmdiz A • Pap 22 7 .6~ 1.8~ 0.4~ 1.3~ 14.9~ 25.2~ 0 .7" 5. 1" 37.1 ~ 6 .0" Master Plan �0 Table 13 EXISTING LAND USE HOLLY VILLAGE Land Use Classification Single Family Multi-Family Institutional Commercial & Office Industrial Outdoor Rec. & Cons. Agricultural Trans., Utility & Comm. Rights-of-Way Vacant Water Community Total 1984 Acreage 1984-1986 1986 1986 % of Total Acreage Changes in Acres 550 88 551 91 209 71 61 60 0 8 64 441 154 32 208 71 61 12 0 8 64 494 154 +l +3 +l 0 0 +48 0 0 0 -53 0 1,710 0 1,710 100% 5 12 4 4 4 0 4 26 9 ---less than one percent S:' Source: Oakland County, Planning Division Figure F HOLLY VILLAGE LAND USE 1986 ■ Single Family Multi-Family ■ Institutional. □ Commercial ~ Office ■ Industrial EB Outdoor Rec. ~ Cons. ■ Trans .• Utility ~ Comm . ~ Rights-of-Way 1111 Vacant ~ Water B Holly Towmbip Appmdi:cA•~2J 32.2"5 .3~ 12.2~ 4.2~ 3.6"' 3 .5~ 0 .5"' 3 .7~ 25.8~ 9 .0~ Muter Plan , 1 �• Patterns Single-Family Residential - Most single-family housing is concentrated in the Village of Holly. Expansion into the Township has been sparsely scattered along major road frontages. Small groupings have developed around some lakes, with one large subdivision surrounding Spring Lake in the east. Single-family is the largest single developed category of land use in the Township, although it is expected to remain a relatively low density community. Multiple Family - This type of residential development has been confined to the North end of Holly Village. No Multiple Family exists within the Township itself. Institutjonal - Institutional uses are scattered throughout the Village of Holly but have not grown extensively into the Township. Expansion to the cast of the village is improbable due to lakes and wetlands. CommerciaVOffice - Commercial/Office development is expanding westwardly also. Holly Township is experiencing growth pressure from Fenton and Flint in the west and northwest , causing development to be drawn in that direction. CommerciaVOfficc land use in the Township is concentrated on Grange Hall Road, a major thoroughfare connecting I-75 to Fenton and U.S. 23, to the west of the Village. There is very little CommerciaVOffice elsewhere in the Township. Small districts arc located at the I-75/Grange Hall Road interchange. • Industrial/Mining - While industrial land is scattered along rail corridors in the center of Holly Village, industrial development in the Township is focused around I-75 in the northeast. Access and exposure to a state highway makes this an economical location. The highway also creates an insurmountable border between high intensity uses and park lands on the other side. Recreation and Conservation - An unusually large amount ofland is occupied by this category. In the southwest section is Seven Lakes State Park. Running along the eastern border and northward along 1-75 is the Holly State Recreation area. These areas are essentially located on either side of Holly Township, constricting east west expansion in the northern half of the Village. However, Holly Village is built on a major north-south axis, likely to influence growth in that direction. Agricultural and Open Space - As was stated earlier, agricultural and open space account for almost 90% of total land in Holly Township. Holly Township bas consistently ranked in the top five communities holding land under the Farmland & Open Space Preservation Act, which serves to preserve productive farmland, a valuable commodity in the state of Michigan. In 1986, 931 acres in Holly Township received the tax benefits of this classification. Only one other Township in the county held more land under this provision. In sum, most development bas occurred in Holly Village. Development bas been limited by the lack of access into the Township from 1-75 and more densely populated areas, and a desire to remain a rural recreational community. • Holly Townsbip Appendix A • Page 24 Mastttr Plan �APPENDIX B �SURVEY OF NATURAL AREAS IN HOLLY TOWNSHIP, OAKLAND COUNTY, MICHIGAN Harvey E. Ballard, Jr. The Nature Conservancy, Michigan Chapter December 13, 1988 Th~ ~ollowing report contains only excerpts of the or1g1nal report prepared for Holly Township. A complete copy of the original report is available at the Holly Township offices at 102 Civic Drive Holly, Michigan 48442. ' �HOLLY TOWNSHIP LAND USEPAST AND PRESENT Holly Township lies in a bewildering mosaic of hills, depressions and wide channels resulting from the actions of the last glacial advance around 16,000 years ago. After retreat of the glaciers the barren landforms were slowly colonized by migrating plant and animal species that developed together to form a predictable complex of communities. Eventually, the uplands became forested by oak communities. The kettle depressions developed into tamarack or hardwood swamps, and sometimes remained as lakes surrounded by meadows. The channels gradually became extensive swamps or meadows, and were often cut by rivers and streams. The prcsculmient landscape, with the preserve designs in Appendix m and reconstructed from the General Land Office surveyors' notes for Holly Township, must have awed the native Americans who first inhabited the area. It is estimated that approximately 1,600 acres of wetlands, 2,900 acres of lowland forest tracts and 17,000 acres of upland forest (mostly oak openings) made up the original vegetation cover before EW'opeans sealed the 10wnship. Like native Americans in other regions of North America, Holly Township's first human inhabitants learned to use fire regularly 10 ''clear' ' or open up preferred areas of forest or meadow to flush game and to improve visibility around their campsites. In a real sense they were the first natural area managers; their use of fire maintained, and even encouraged the development of fire-dependent communities such as oaJc openings and prairie fen/wet meadow complexes. European settlement of Holly Township, like seulement elsewhere in Michigan, gradually stripped natural features from most of the landscape. Clearing, timbering, cultivation, livest.ock pasturing and residential development dramatically altered the natural landscape in a very shon time. Settlement also scattered native American tn"bes and put an end to fires that often swept across the land and maintained the vigor and open aspect of certain communities. Even before clearing of the land proceeded very far, the absence of fires over the landscape lowered the quality of oak systems and wetlands as a result of shrub invasion and ecological succession. Crop cultivation altered natural drainages whose panicular hydrological pauem had supported swamps and meadows. Ditching, channelizing, draining and damming changed the critically balanced hydrological regimes that had previously inhibited shrub encroachment and succession of open meadow communities 10 shrub carr or swamp communities. Raising livestock often meant pasturing livestock in meadows and upland forests, which quickly reduced the diversity and quality of understory vegetation. Selective timbering of upland and lowland forests provided essential firewood and building materials but reduced many remaining forest tracts 10 even-aged sapling stands which grew into dense thickets. Fragments of natural areas that remained were soon diminished in quality through selective logging and grazing; others suffered secondary degradation through lapse of periodic fires and disruption of hydrological balances. Today in Holly Township, only about 22% (370 acres) of its original wetland component survives and still bears a resemblance to the original vegetation. Only 8% (230 acres) of its lowland forests and only 2% (370 acres) of its upland forests resemble Holly Township's original forests. Much of Holly Township's current landscape is currently used for agriculture or grazing land. A smaller percentage is suburban residential area. while a still smaller proponion is owned by the State of Michigan and maintained for recreational use as a natural area. Part of the appeal Holly has for most of its residents is its distinctl y rural flavor despite its proximity 10 major urban centers. Commercial and residential development has encroached upon 1LS northern, western and southern borders. Without directed, considerate action by the local community, Holly will lose its unique character and become yet another suburb in the developing Bay City-Saginaw-Detroit megalopolis. 5 �• MNFl's Oakland County Natural Areas Inventory · During 1986-87 the Oakland County Planning Department contracl.Cd the Michigan NalUral Features InvenProgram ("MNFI") IO conduct a systematic inventory for high quality, relatively undisturbed natural areas in Oakland County. Potential natural areas were identified on aerial photographs and re-evaluated through airplane reconnaissance. Apparent natural areas were later visited by field ecologists and botanists who assessed the quality and condition of natural communities present. and sought for rare plant species. The entire inventory process yielded 36 top-quality sites out of 308 potential natural areas that were identified initially through remote sensing and aerial reconnaissance. Sixty-two natural community OCCUJTCnccs--encompassing 16 of 30 nawral communities believed to have existed prior to European seuJement--were represented at these sites. Nine of the community occw-renccs were considered statewide ("exceptional") in significance, while the remainder were considered regionally or locally significant as natural areas. Acreage comprising all these highest quality sites iotallcd 2911 acres ( 1/2 of 1'Ii of Oakland County's original natural landscape). MNFI's repon described the nature of Oakland County's last remaining, top-quality natural areas and provided recomendations for protecting them. Their repon provides a critical direction for municipal government planners and others who seek protection of the county's few best natural areas. tory Additional surveys, preserve design, and locally significant sites • MNFI's comprehensive Natural Areas Inventory identified Oakland County's top candidale natural areas for protection. However, the objectives and scope of the inveniory did not include intensive field investigations for biota 01.her than plants and communities, special focus on preserve design and management issues, or evaluation of lower quality sites which might deserve second priority protection for their educational or outdoor recreation values. Such additional information would certainly not alter the nature or significance of sites recommended by MNFI's report. Nevenheless, data on other organisms often changes the configuration of preserve design boundaries and management plans. Information on a diversity of species groups also increases educational opponunities for some sites. A clear direction is now defined for natural area protection in Oakland county as a whole. The first step, a comprehensive inventory of existing fragments of natural landscape and priority assignments to the highest quality sites, has been accomplished. The next logical steps in the progression from initial county inventory to protection of all natural and semi-natural areas are: (1) inventories for other biota (birds, insects, etc.), (2) surveys addressing preserve design and management concerns, (3) assessment of lower quality sites with educational or outdoor recreation values, and (4) municipal-level protection recommendations for specific iracts at each site. These studies will provide specific objectives that incorporate protection of significant natural and quasi-natural areas into a township master plan . • 6 �II PRESENT SURVEY Holly Township Supervisor Bill Swarthout and the Holly Township Board contracted Preserve Design Ecologist Harvey Ballard of The Nature Conservancy's Michigan Chapter to survey nawral and quasi-natural areas in Holly Township, Oakland County, Michigan. The survey would use the Michigan Natural Features Inventory's Natural Areas Inventory for Oakland County as a springboard. (A copy of the original bid proposal is included in the Appendix.) The survey was designed to put MNFI information for the township into a context of existing natural and quasi-nawral areas which deserved preservation for protection of natural features, educational/natural history value or non-c.onsumptive outdoor recreation opponunities. The survey would also result in a preserve design with protection and stewardship recommendations for each identified site. Results would be in a formal useful to municipal government officials and local conservation groups, particularly as an aid to township planning. Objectives The following objectives were proposed for the survey. 1) Survey all natural and quasi-natural areas in Holly Township, including sitcS identified by the MNFI program's Natural Areas Inventory. Also survey other sites with potential values that did not meet MNFI criteria as top quality nalW'al areas. 2) Visit each site at least twice (once in mid-summer, again in early fall) and conduct extensive inventories for plants, birds and major insect groups, focusing on additional rare species populations and important natural communities. During field visits, address preserve design issues and management concerns. Assess natural and quasi-natural sites not identified by MNFI for values such as significant geologic features, cullW'al history, second-priority natural area protection, outdoor education, amateur natural history (birdwatching) non-consumptive recreation (cross-country skiing), or as critical buffer for quality natural areas lying immediately outside the 10wnship border. 3) Produce preserve designs and protection/management recommendations for each site identified as significant from field surveys. 4) Compile inventory data in the form of species lists for each recognizable natural community. 5) Investigate presculcment vegetation and current landscape cover by interpreting General Land Office survey notes and 1930s aerial pho10graphs of the township. Put identified sites into the context of Holly Township· s last remaining nalW'al vegetation. 6) Develop a general strategy for protection of private and public lands encompassed by the primary and secondary boundaries of site preserve designs. Distinguish land protection methods useful to municipal government and the private sector. Methods Twenty-seven sites were identified in Holly To wnship from aerial photographs and Ml\rl's Oakland Count\ l"-atural Arco~: lnvcmon · a<; dcservin; fi ;:ld survey~ . E.1ch ,!t,' \\' ;? , \' isitcd in mid-July and aga in in earl y Sq 11cmt>cr Cert.Jin sites were visited more th:m once. \\'here po s~ 1bk . ~Iles \\ ere visited al different lim es o! dJ~ fur u: :1e· ~~·ns niw rn sc, : arid bir,1 ~j',:..: i..: ~. L ~·h \ ' J~ · : c,, n~istc,! ,11 1: , , ,· 11.> Lir bird :- (t,y sight and s0 n f 1, p!Jnt, .11 .~ nu insect group~ 1,buucrnic s. cri;;kc.: ts . kat ydid~ ::inj !!ra~, ,F' l'f"',· r, II\ , 1~11 : Jnd son~). 1: : . , ; 7 111 ' ·-:=,. �• During visits, observations were made on preserve design needs and management concerns including hydrol- ogy, soil erosion, damaging exotic or native species, shrub invasion, ecological succession, surrounding residential and commercial threats, ownership paucrn and current land use, suuctural liabilities and natural hazards. pesticide and fertilizer contamination. Sites not identified by MNFI as top-priority natural areas wt.re evaluated for other values including second-priority natural area protection, natural history, outdoor education and non-consumptive recreation. Identified sites and special features A total of 22 sites proved wonhy of some level of protection because of one or more potential values. Communities and rare species are mapped in detail in the preserve design packages. Global and state ranks representing the rarity of Holly Township's rare species and communities arc given in APPENDIX I: GLOBAL AND STATE RANKS OF RARE SPECIES AND NA TI1RAL COMMUNITIES. Generalized species lists by community are included in APPENDIX II: CUMULATIVE SPECIES LISTS FOR MAJOR NATURAL COMMUNl1Y 1i'PES. Proposed land uses were ranked according to the following criteria. Table 1. Proposed land use categories for Holly Township's identified sites USE CATEGORY 1 2 3 4 S 6 • Table 2. Sites, special features (most important in bold) and proposed land uses SITE MAJOR SPECIAL FEATURES USE CATEGORY 1: Copncconic Lake hardwood-conifer swamp southern swamp 2 2: Gage Road prairie fen southern wet meadow southern swamp southern swamp dry-mesic southern forest southern floodplain forest southern swamp southern wet meadow southern swamp prairie fen southern swamp dry-mesic southern forest Panjcum mjcrocarnon (panic-grass, special dry-mcsic southern forest dry-mesic southern forest southern swamp prairie fen prairie fen southern wet meadow conifer swamp soulhcrn wet meadow southern wet m~dow southern wet mcado" 2 3: Kennedy Lake 4: Mitchell Lake S: Belford Road 6: Kurtz Road 7: Cady Lake 8: Iroquois Woods 9: Seven Lakes St Parle 10: Shiawassee River 11 : Wilson Lake • PROPOSED LAND USE <SUCCESSIVE CATEGORIES JNO..UDED} top-priority natural area (state or regionally significant) second-priority natural area (locally significant) natural history (birdwatching, botanizing) outdoor education (grade-school nature studies) non-consumptive outdoor recreation (skiing) critical buffer for natural area outside township I'.! : La:::ey Lake drainage 13: Mackey Road q : Burns- Crystal L:iJ...cs prairie fen conifer swamp 2 3 3 3 1 concern) 3 3 2 6 2 �Table 2 (cont.) SITE 15: Tooley Lake 16: Crotched Lake MAJOR SPECIAL FEATURES USE CATEGORY 3 conifer swamp southern wel meadow prairie fen prairie fen 2 southern wet meadow Cypripedjum candidum (white lady-slipper, threatened) Calcpbclis mutjs;um (swamp metalmark, special concern) 17: Minnock Lake dry-mesic southern forest southern swamp 3 18: Liale-Honon Lakes conifer swamp 2 dry-mesic soulhem forest southern wel meadow 19: Gravel Lakes Chain southern swamp hardwood-conifer swamp 21: Swartz Creek Swamp prairie fen southern wet meadow dry-mesic southern forest conifer swamp southern swamp 2 22: Slack Lake great blue heron rookery southern wet meadow 2 20: Holly Road Woods 3 prairie fen conifer swamp southern swamp Certain communities arc well represented in Holly Township. The township's best examples of southern wet meadow arc sometimes associated with small pockets of a globally rare community, the prairie fen. In these sites lhrive populations of rare plants such as the white lady slipper <Cxmipedjum candjdum) and rare animals, including the rare fen buuerfly Ca)Cl)hc)js mutjcum. the swamp metalmark. The best southern wet meadow/prairie fen complex found in the township surrounds Big and Liule Crotched Lakes in the Holly State Recreation Area. The most impressive stand of upland forest seen was the dry-mesic soulhem forest of Seven Lakes State Park, nestled between Seven and Dickinson Lakes. The most extensive lowland forest proved to be the southern swamp encompassing Gravel, Strawberry and Mud Lakes. The best conifer swamp lies on the southwest side of Slack Lake. Preserve design principles and format A preserve design delineates the boundaries of two basic types of land. The "primary" or "core" area encompasses all land that suppons natural, physical or cultural features that arc the focus of the site, for instance highquality plant communities or rare species. The primary boundary includes all land supporting the special community , or land used for growth and seed dispersal (in the case of plants), or land used for foraging, resting, reproduction and hibernation (in Lhe case of animals). The · ·secondary•' boundary surrounds the primary land; it includes buffer--all property necessary to protect and maintain the special features of the primary area . Secondary land should include buffer against current and future impacts (direct and indirect ones) of nearby residential and commercial development, hydrological alterations. local water and air contamination. The second:iry land should also include a 1/8- to 1/4-mile broad smoke zone to allow for fire management of fire-d..:pcndcnt cornmuniuc~ such as ual- for..:!>l~ and wcl me;.idow/fcn complex<.: ~.,, here su, I·, nlJllJf:<.:ment CC'n;::crns cx :st. 9 7 �I Preserve designs wei-e produced for sites recognized as wonhy of protection during this survey. The base map shows imponant landmarks such as roads, lakes and rivers: as well as natural communities. Overlays show ownership tracts and primary and secondary boundaries. Where rare species have been found at a site, what communities are present. and which tracts of land require some level of protection, are questions that are addressed by the preserve design for each site. Protection levels will be dealt with in section III: NATURAL AREA PROTECTION. Threats and management concerns Threats to nal.UJ'al areas are diverse and varied in impon.ancc. Some of the most significant threats arc classified below according to their impact on conditions of a natural area. Table 3. Generalized threats to natural areas, and management COMPONENT water quality (affects vigor and composition of vegetation, animal communities) water now (affects presence of certain wetland species, maintains shrub-free aspect) community integrity (affects composition of communities and survival of species that cannot compete; lowers longterm survival of natural area) community stability (affects composition of community, persistence of rare habitatspecific spe.cies) THREAT MANAGEMENT NEED contamination from sewers and nearby industrial sites; ferti.lizet and hericide runoff; salt runoff from major highways select areas away from heavy residential, commercial cencers; urge farmers to use minimal chemicals on crops and road commissions to use only sand channelization of streams for cultivation and residential development; road construction across watcrsheds include water sources or local watcr table in preserve design; roll back shrub invation with bum management; encourage road commission to install more culverts in straLCgic places to improve water flow invasion by exotic species from nearby gardens, roadsides sides and dumpsites; parasitism of native species by exotic or aggressive species; fragmentation of habitat by; development (roads, etc.) remove sources of exotics by pulling, herbidicing or burning; or introduce aggressive but "safe" native species dW ow.compete the exotics; acquire con1r0I of surrounding buffer and allow natural succession (or active habiw restoration) to replace undesirable habitat a natural process, usually slow over centuries but sped up where natural maintcnance such as regional fires have have ceased and extensive tracts have been reduced to fragments shrub management (herbicide and cutting), mowing or bwning; focus on larger sites that have several interacting communities that still function as a "landscape" rather than single, small communities �Ill NATURAL AREA PROTECTION Land protection includes a variety of methods ranging from landowner contact ("regisuy .. ) that has no legally binding protection, to acquisition with full legal control. Appropriate or minimal levels of protection for each tract depend on the type of land (primary or secondary) and ownership (private or public). The following table provides guidelines for tract protection according to land type and ownership. The minimum level of protection for a particular site overall can be decided on the basis of its quality, proposed land use and potential threats. The acwal level of protection that can be applied to individual tracts in a given site vary according to the techniques available to the protecting agency and the willingness of the owner to participate in negotiations. Table 4. Land type, ownership and protection levels TYPE Primary OWNERSHIP SUFFICIENT Private X X X PROTECTION LEVEL · acquisition conservation easement lease management agreement municipal regulations municipal z.oning landowner registry Secondary Public X X X natural area dedication master plan public registry Private X X X X X X X acquisition X X X natural area dedication master plan public registry Public conservation casement lease management agreement municipal regulations municipal z.oning landowner registry For secondary land the full range of protection techniques may potentially be used. However, certain tracts may be less significant that others (if ownerships. for instance, have only a small portion of secondary buffer); in such cases a lower level of protection may be appropriat.e. For primary land, complete control is often desirable, particu larly in the case of wetland sites w ith nearby development, or with management problems which may need burn or olhcr managemenL Strong or complete legal control of tracts wilh primary land will permit protection or management activities at I.he protecting agencies discretion. Similarly, a top-quality natural area wilh populations of rare spec ies and good community representation may deserve stronger protection than a lower quality sit.e designated for out.d oo r recreation . Acquisition of primary land and landowner registry and municipal zoning could be effective levels for differeni IJ"acts in the first case; lease could be the most appropriate lc\'cl for prmcction in the ~ond case. Leve( , of protec tion m:w vary w ith the pro1cct1n~ arrn cy: for inq:incc . conservation easements and land o wner re gistry coupled with illun1cipal zoning may be Lhc most u~dui set 01 prut,:~ uun "' toob" i01 rrai 11 i .ipJ : f:tl\crtJ· ni. r.· . . . ~,~~-'.:1!' r ~ut. :~ t,,,:. p f rliP '.\ ' lo:.:~tl n~u ur~1'. ~:rt..:~, . I!. sp ~·c ?~.1 c:1<:.:-~. ~u~: h ni ~H1i c 1p:! '. 1tl ;.'~ cou!--: ~!~ _h ·. r ur~t1· ff'l:r.1 ~1j 1 ~tl ;f.:q ui :.,iiun ol pri vaic Lr;1~ L': wl11.,; h nic..:t the lundmg c.:nt<.:ri ;.! ol Ll ,c !\;itural R,·~uur..:..:·, -: :w,I h;, 1d An o.:111pl , 01 ,;1,'. 11 �f • acquisition in Oakland County--purchase of Elizabeth Lake swamp by Waterford Township with assistance from The Nature Conservancy and funds from the NRTF--is currently in progress. Brief' descriptions of protection levels Acqujsjtjon--reccipt of ownership for a given tract by purchase, outright donation or crust of privately owned tract; in the best case, complete legal control (interest) is transferred with acquisition. • Conservation easeroem--permancnt limitations volunwily conveyed to a qualified public or privaae organization by a private landowner, that prevents certain uses of the land: title and right to possess the land are not given up by the owner. ~--rental agreement from a private landowner to a land management agency for t.emporary possession and unrestricted, exclusive use of the land for the specified duration of the agreemenL Management ap:eement-legal contract between a private landowner and a conservation agency, obligating the landowner to manage the propeny in a particular fashion during a specified amount of time: many management agreements are voluntarily granted by the landowner. Munjcjpal regulatjons--local ordinances governing waste disposal. stonnwaaer runoff, etc. developed and administered by township or city govcrnmenL Munjcipal zonjng--local zones developed and monitored by the township planner u an aid in directing or locating residential and commercial development in a township. Landowner rcgjstry--program of notification and education conducted by a conservation agency to honor private [and public] landowners with special features on their land. and solicit their assistance in protecting those features: protection is strictly voluntary and carries no legal power. Natural are,a dedjcatjon--highest level of protection for state-owned properties, prohibiting all but nonconsumptive recreation and proper management for natural features, granted by the Natural Resources Commission; proposals arc submitted by interested panics to the Wilderness and Natural Areas Advisory Board, which reviews proposals and makes recommendations to the NRC. Master plan--rccommendations made to a managing public agency to include protection and/or management of certain special features in the masaer plan for the public tracL Pµbljc rcgjstry--same technique as landowner registry but takes place between a conservation agency and administrators responsible for public lands under consideration . • l:! � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Holly-Twp_Master-Plan_1990 Creator An entity primarily responsible for making the resource Holly Township Planning Commission, Holly Township, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1990-02-12 Title A name given to the resource Holly Township Master Plan Description An account of the resource The Holly Township Master Plan was prepared by the Holly Township Planning Commission with assistance from Carlisle Associates and was adopted by the Planning Commission on February 12, 1990. Contributor An entity responsible for making contributions to the resource Carlisle Associates (consultant) Subject The topic of the resource Master plan reports Holly Township (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/ab23a1060cf620833af927091527da4f.pdf b2672f02f651c1d5e9b2047814318f66 PDF Text Text �The Highland Charter Township Comprehensive Plan Prepared by: Robert K. Swarthout, Incorporated and Gerald Luedtke and Associates Project Director: Robert K. Swarthout, A.I.C.P., P.C.P., initially as Vice President of Gerald Luedtke and Associates, and subsequently as President of Robert K. Swarthout, Incorporated. Associate Project Planner: Neil A. Grossberger, initially as Director of Design for Gerald Luedtke and Associates, and subsequently as Director of Design for Robert K. Swarthout, Incorporated . Final graphic design, preparation and layout by Robert K. Swarthout, Incorporated. All final maps and diagrams by Robert K. Swarthout, Incorporated. Aerial photography by Oakland County Planning Division. Other photography by Neal A. Grossberger and Robert K. Swarthout. Figures 4.1, 4.2, 4.3, 4.4, 5.1, 5.2, 9.1, 9.2, 10.1 and 10.2 originally prepared by Neal A. Grossberger for Gerald Luedtke and Associates and revised by Neal A. Grossberger and Mary Steffy for Robert K. Swarthout, Incorporated. �J J The Highland Charter Township Comprehensive Plan Robert K. Swarthout, Incorporated �J J J -, J HIGHLAND TOWNSHIP PLANNING COMMISSION HIGHLAND TOWNSHIP BOARD OF TRUSTEES Roy Burley Chairman Ronald Selke Supervisor David Wohleen Vice Chairman Willis Bullard, Jr . , Supervisor During Plan Preparation A. Roscoe Smith Secretary Joyce Izzi Clerk Eugene Beach, Jr. Member Lillian Ann Walker Treasurer Dr. Raymond Brown Member Clarence Carlson Trustee James Diesch Member Charles Cooper Trustee Emily Ingle Member Marie Hewitt Trustee Joyce Izzi Member Nancy Sharp Trustee Susan Mahle Member HIGHLAND TOWNSHIP ZONING STAFF U. Sidney Beach Past Secretary deceased Helen Armstrong Zoning Administrator This Comprehensive Plan for the Charter Township of Highland has been prepared pursuant to Act 285 of 1931, as amended, the 11 Municipal Planning Commission Act. 11 The Land Use Map (Figure 7.1) became effective August 26, 1982 with the unanimous approval of the Charter Township of Highland Planning Commission. The balance of this Comprehensive Plan became effective January 13, 1983 with the unanimous approval of the Planning Commission. �CONTENTS 1. POPULATION ........................................................... 1 Past Growth Pattern .................................................. 1 Social Patterns ...................................................... 3 Economic Factors ..................................................... 3 Age Structure ........................................................ 5 Population Projections ............................................... 5 Holding Capacity ..................................................... 6 2. COMMERCIAL BASE ANALYSIS ............................................ 11 Existing Commercial Facilities ...................................... 11 Milford Road Commercial Corridor .................................... 12 East Highland Commercial Area ....................................... 12 . West Highland Commercial Area ....................................... 12 Duck Lake Commercial Area ........................................... 13 Projection of Future Commercial Development ......................... 13 Determination of Trade Area ......................................... 13 Determination of Future Trade Area Sales Potential .................. 14 Determination of Locally Captured Portion of Future Sales Potential ......................................... 14 Determination of Retail Floor Area Requirements ..................... 15 Determination of Office Facility Floor Area Requirements ............ 16 Determination of Land Area Requirements ............................. 16 Comparison to Existing Land Use ..................................... 16 Recreation-Oriented Commercial Development .......................... 18 3. INDUSTRIAL BASE ANALYSIS ............................................ 25 Existing Industrial Development ..................................... 25 Potential for New Industrial Development ............................ 27 Locational Requirements for Industry ................................ 28 Employment Projections and Industrial Land Use Needs ................ 29 Summary and Conclusions ............................................. 30 4. J J J NATURAL FEATURES ANALYSIS ........................................... 35 Physiography and Topography ......................................... 35 Water Bodies and Wetlands ........................................... 38 Woodlands .................. .-........................................ 38 Septic Suitability .................................................. 38 Importance of Natural Features ...................................... 42 J J J J iii �5. VISUAL QUALITY ANALYSIS ............................................. 43 Methodo 1ogy ......................................................... 43 Traffic Volumes ..................................................... 43 Seen Zones .......................................................... 44 Visual Sensitivity .................................................. 44 Visual Variety ...................................................... 45 Visual Importance ................................................... 45 Visual Analysis Summary ............................................. 49 6. EXISTING LAND-USE DETERMINANTS ...................................... 51 Res i den ti a1 Determinants ............................................ 52 Commercial and Industrial Determinants ................ . ............. 52 Pub 1i c and Semi -Pub 1i c Determinants ................................. 53 Open Space and Recreation Determinants .............................. 54 Land-Use Issues ..................................................... 55 7. LAND-USE POLICIES .............................. ." .................... 71 Residential Development Policies .................................... 71 Commercial and Office Development Policies .......................... 73 Industrial Development Policies ..................................... 74 Open Space and Recreation Policies .................................. 75 9. I~ LAND-USE PLAN ................................................ ~ ...... 57 Residential Development ............................................. 61 Agriculture and Rural Single-Family Development. .................... 61 Medium- and Small-Lot Single-Family Development ..................... 62 Open Space Single-Family Development ................................ 62 Multiple-Family Development ......................................... 64 Mobile Home Park Development ........................................ 64 Residential Development Boundaries .................................. 65 Phased Residential Zoning Strategy .................................. 65 Commercial and Office Development ................................... 67 Industrial Development .............................................. 70 Open Space and Recreation Development ............................... 70 8. ,,,.. THOROUGHFARES AND TRANSPORTATION SERVICES ......................... . . 77 Existing Thoroughfare System ........................................ 77 Existing Thoroughfare Conditions .................................... 77 Existing Road Classifications ....................................... 78 Current Traffic Volumes and Capacities .............................. 81 Future Traffic Volumes and Needs .................................... 83 Proposed Thoroughfare Development ................................... 84 Seen i c Ori ves ....................................................... 85 Pedestrian-Bicycle Greenways ........................................ 85 Other Transportation Services ....................................... 85 r T :r T r ~ r...,.... iv �10. COMMUNITY FACILITIES ................................................ 87 TOWNSHIP OFFICES AND DEPARTMENTS .................................... 87 Space Analysis and Projection Methodology ........................... 87 Uniform Space Allocation Standards .................................. 89 Office of the Township Supervisor ................................... 91 Office of the Township Clerk ........................................ 93 Office of the Township Treasurer .................................... 95 Office of the Township Assessor ..................................... 97 Office of the Township Building Department .......................... 99 Zoning and Planning Department ..................................... 101 Engineering Department ............................................. 103 Township Maintenance Department .................................... 103 Township Hall Existing and Required Functional Space ............... 104 FIRE SERVICES AND PUBLIC SAFETY .................................... 105 Fi re Services ...................................................... 105 Public Safety ...................................................... 105 SCHOOL FACILITIES .................................................. 107 LIBRARY FACILITIES ................................................. 108 WATER, SANITARY SEWER, AND SOLID WASTE DISPOSAL FACILITIES ......... 108 PIPELINE EASEMENTS ................................................. 109 HEALTH CARE SERVICES ............................................... 110 OPEN SPACE AND RECREATION FACILITIES ... . ........................... 110 11. Conservation Easement Program ...................................... 113 Subdivision Design Controls and Open Space Subdivision Design ...... 114 Historic Preservation Program ...................................... 115 Architectural Control Program ...................................... 116 J J J J J - BEAUT I FI CATION ..................................................... 113 12. IMPLEMENTATION OF THE COMPREHENSIVE PLAN ............. '.············:117 Zoning Ordinance ................................................... 117 Subdivision Ordinance .............................................. 117 Capital Improvements Program ....................................... 118 Mapped Improvements Ordinances ..................................... 118 Historic District Preservation ..................................... 118 Federal and State Grants-In-Aid .................................... 118 Public Information Program ......................................... 119 Planning Advisory Services ......................................... 119 Improvements of Commercial Areas ................................... 119 Tax Incentives ..................................................... 119 Financing Private Improvements ..................................... 120 Financing Public Improvements ...................................... 121 J j V JI �TABLES Table 1.1: Population of Highland Township and Surrounding Units of Government 1920-1980 .................... 7 Table 1.2: Numeric and Percentage Population Growth for Highland Township and Surrounding Units of Government .......................... . ..................... 8 Table 1. 3: Population per Household for Highland Township and Surrounding Units of Government .......................... 8 Table 1.4: Proportion of Population in the 15 - 44 Year Age Bracket ..................................... 9 Table 1.5: Population Projections for Highland Township ................. 9 Table 1. 6: Alternate Population Growth Patterns ......................... 9 Table 2.1: Population Growth in the Highland Township Trade Area ................................ 19 Table 2. 2: Total Personal Income in the Highland Township Trade Area ................................ 19 Table 2.3: Expenditures of Personal Income in the Detroit Metropolitan Area ............................ 20 Table 2.4: Potential Retail Sales in Highland Township: 1980 .......... 21 Table 2. 5: Potential Retail Sales in Highland Township: 1980 .......... 21 Table 2.6: Potential Retail Sales in Highland Township: Year 2000 ..... 22 Table 2. 7: Sal es per Square Foot of Gross Leas able Area ................ 22 Table 2.8: Retail Space Needs .......................................... 23 Table 2.9: Office Space Needs .......................................... 23 Table 2.10: Parking and Site Requirements ............................ . .. 24 Table 2.11: Land Area Needs ............................................. 24 Table 3.1: Work Force Projections for Highland Township ................ 32 Table 3. 2: Employment Characteristics of Various Types of Industry ..... 32 Table 3.3: Industrial Land and Building Needs for Highland Township Labor Force ........................... 33 [,,... Table 3.4: Industrial Land and Building Needs within Highland Township .................................... 33 ~ :r t T Lr T T T .,.... vi t �Table 6.1: Existing Land Use in Highland Township ...................... 51 Table 7.1: Highland Township Land Use Plan Tabular Summary of Land Uses ................................ 57 Table 7.2: Additional Residential Holding Capacity of the Land-Use Plan ........................................ 66 Table 10.1: Space Assignment Standards .................................. 89 Table 10.2: Supervisor's Office Existing and Projected Personnel and Space Requirements ............................ 90 Table 10.3: Clerk's Office Existing and Projected Personnel and Space Requirements ............. . .............. 92 Table 10.4: Treasurer's Office Existing and Projected Personnel and Space Requirements ............................ 94 Table 10.5: Assessing Department Existing and Projected Personnel and Space Requirements ............................ 96 Table 10.6: Building Department Existing and Projected Personnel and Space Requirements ............................ 98 Table 10.7: Zoning and Planning Department Existing and Projected Personnel and Space Requirements ................. 100 Table 10.8: Engineering Department Existing and Projected Personnel and Space Requirements ........................... 102 Table 10.9: Township Government Functional Space Requirements .......... 104 J J J J 7 vii �- J J - J J 1. POPULATION �1. POPULATION Introduction Highland Township experienced a decrease in population during the early part of this century due to the coming of the tractor and state purchase of recreation land. However, Highland Township has experienced steady population growth for the last fifty years. During each of the decades between 1940 and 1970, the township posted population increases of between 60 and 70 percent. In the decade from 1970 to 1980, the township's population more than doubled. The 1980 Census enumerated the township's population at 16,958. Highland Township has grown because it is a desirable place to live. Many people who work in more densely developed portions of the metropolitan area enjoy the rural character of the township. Single-family homes have been constructed on scenic wooded sites surroun~ing the township ' s lakes, and many houses that were once used only during the summer have been converted for year-round use. New residents have been added in three mobile home parks located in the township. The rising cost of energy for transportation probably will dampen enthusiasm for living long distances from work. Highland Township's future population growth will be less than if energy costs were still low. However, population projections contained herein assume that Highland Township will continue to be a desirable rural residential area . The projected future population growth in Highland Township will affect the need for various land uses in the township. Many factors that affected past growth still will be important considerations in the future. These factors and additional influences on populat i on growth in Highland Township are analyzed below. Past Growth Pattern J J J J The strong population growth trend in Highland Township is similar to the growth trends in neighboring townships in Oakland County, as shown in Tables 1.1 and 1.2, and Figures 1.1 and 1.2. The growth rates of Milford Township, located south, and Rose Township, located north of Highland Township, have been most similar to Highland Township's growth rate, especially in the last thirty years . All three townships have been characterized by steady growth with dramatic increases in the last ten years . White Lake Township, located east of Highland Township, exhibited steady population growth in the early 1900's with a peak growth rate between 1940 and 1950. Since 1950, the population of White Lake Township has been increasing, but at a slower rate. The growth pattern exhibited by White Lake Township may be a general prototype that Highland Township and similar nearby townships follow. Based on White Lake Township's pattern, Highland Township and similar townships could expect to experience a slower rate of growth in future years, even though the population will continue to increase numerically. The growth rates of Oakland County peaked between 1950 and 1960, and between 1970 and 1980 its population increased only 11.6 percent. A decrease in the actual population or in the population growth rate in the County's urban centers are the primary reasons for the overall decrease in ] ... J 1 �1930 1930-1940 1940 1940-1950 1950 1950-1960 1960 1970 1960-1970 1980 1970-1980 .,- ,r 2 I �population growth in the County. Since 1980 the population of Highland Township has represented a continuously larger proportion of the total population of Oakland County (see Figure 1.3). Even though the population growth of Oakland County is expected to continue to decrease through the year 2000, Highland Township's population is not likely to represent a much greater proportion of the County's total population, since the township's growth is expected to also begin leveling off. Social Patterns Social patterns, such as size of household and number of children per household, affect population growth. Highland Township and other communities in Oakland County have experienced a nationwide phenomenon, the trend toward smaller households. As seen in Table 1.3, the number of persons per household in Highland Township decreased from 3.62 to 3.22 in the period from 1970 to 1980. Oakland County experienced a decrease from 3.29 to 2.84 persons per household in the same period. The decrease in household size is reflected in school enrollment figures for the Huron Valley Schools. The kindergarten enrollment in school year 1975-76 (birth year 1970) was 775 students. Since then the enrollment has decreased steadily to a low of 629 kindergarten students in school year 1980-81 (birth year 1975). Even though the construction of new housing units has shown a healthy increase in the last ten years, the trend toward fewer children and smaller households has resulted in slower population increases. If the trend toward smaller households continues, it will have a leveling effect on population growth. Economic Factors J ] ] Economic factors, such as the general state of the Michigan economy, commercial and industrial growth, and the cost of fuel, will affect population growth in Highland Township. The depressed state of the automobile industry has a dampening effect on other facets of the economy. With high unemployment levels and commercial and industrial growth at a low ebb, families are less likely to relocate in more outlying communities such as Highland Township. High interest rates make new homes difficult to afford. New residential construction in Michigan in 1980 was over forty percent below the 1979 building rate. In Highland Township, only 81 building permits were issued for residential construction in 1980, compared to an average of 204 permits per year for the 1970-1979 period. If, as some analysts expect, Michigan's automobile industry does not return to earlier high levels of activity, even after the current downturn has run its course, then long-term residential growth throughout Southeast Michigan will be dampened. High fuel costs also will continue to affect population growth in Highland Township. People who once may have considered Highland Township or another ] ""I I _, 3 �- 1940 1950 1960 1970 1980 T T 1985 1990 1995 2000 T - ~ 4 _1 r �nearby community as a desirable suburban location, are now seeking a residence closer to employment and commercial centers. Other people who were considering converting their summer home for year-round use are postponing the conversion because of prohibitive driving costs to and from their place of employment. Age Structure I I I I Age structure is a determinant of the rate of natural increase in the population. The potential for natural population increase is generally reflected in the proportion of the total population in the 15 to 44 age bracket. The 1980 U. S. Census revealed that Highland Township and Oakland County had a slightly higher proportion of people in this age bracket compared to the state or nation as a whole (Table 1.4). In 1980 approximately 51 percent of Highland Township's population was 15 to 44 years of age compared to 43.6 percent of the total United States population. Based on these data Highland Township should experience a steady natural increase in population in the future similar in magnitude to the natural increase in the nation and state as a whole. Between 1970 and 1980 the State of Michigan experienced a natural population increase of approximately 3.5 percent. The potential for natural increase in recent years has been tempered by a nationwide trend toward smaller families. Population Projections The most detailed population projection for Highland Township was completed by the Southeast Michigan Council of Governments (SEMCOG). The projection is based on the refinement of one growth alternative selected from a total of six alternatives studied. SEMCOG technicians and local representatives choose the alternative they thought would be most likely to occur. They then prepared input data and data manipulation procedures to sharpen the accuracy of t he projection. The resultant seventh alternative foresees a steady increase in the population of Highland Township resulting in a total population of 25,363 by the year 2000 (see Table 1.5 and Figure 1.4). An alternate population projection based on the apportionment method forecasts a slightly lower population for Highland Township in the year 2000. The apportionment method is based on the percentage of Oakland County's population that is expected to reside in Highland Township. Currently 1.67 percent of Oakland County's population resides in the township, up from 0.92 percent in 1970. The township's share of the county population is expected to increase slightly in future years, then level off. If Highland Township ultimately contains two percent of the county's population, then the population of the township in the year 2000 will be about 23,507 people. This estimate is calculated using SEMCOG's forecast of population for the County as a whole. - Both the apportionment method forecast and the SEMCOG forecast project continuous population growth through the year 2000. After a 26 percent increase in population in the period between 1980 and 1985, the apportionment method forecasts a leveling off in the growth rate through the year "1 I . 5 �2000. The SEMCOG forecast projects steady growth throughout the 1980-2000 period. The two forecasts are within a relatively small range in the forecast for the year 2000, with a minimum projection of 23,507 and a maximum projection of 25,363. Both the SEMCOG and Oakland County apportionment population projections were completed without consideration of the impact of the economic trough into which Michigan fell during the period this plan was under preparation. That economic trough has already been deep enough and long-lasting enough to indicate that Highland Township's population growth over the next two decades could be significantly less than projected. How much less will depend on when and to what extent Michigan 1 s economy improves during the planning period. Holding Capacity The amount of land allocated to residential use and the density of development on that land will determine the ultimate population in Highland Township. A total of 7,739.3 acres in Highland Township are in residential use according to a 1981 land use inventory completed by the Oakland County Division of Planning. Thus, the density of existing residential development is only 2.1 people per acre. According to the 1981 land-use inventory about 5,677.0 acres are vacant and about 2,314.6 acres are used for agricultural purposes. The agricultural and vacant lands are the areas where future residential development will occur. These lands must be developed at a comparatively low density because of the standards for septic systems. Based on sewer plans prepared by the Oakland County Department of Public Works and the township engineers, only existing areas of concentrated development will be serviced by new sewer construction. Thus development on other lands will be limited by the capacity of septic systems. A household survey in Highland Township found that lots of one acre or larger generally have fewer septic system difficulties. To meet requirements for isolation of wells and provision for two or more sites for the safe location of tile fields would require a 50,000 square-foot lot or more, provided that a 200-foot lot width was adhered to. As shown in Table 1.6, the potential for population growth varies depending on the amount of agricultural and vacant land allocated for residential use and the density of development on the land. Alternate A shows a lowdensity development pattern with a minimum amount of land allocated to 50,000 square foot lots. Under this scenario the population could increase by 9,179 people. Alternate C shows a high-density development pattern with forty percent of the land allocated to 50,000 square foot lots. Under this scenario the population could increase by 15,708 people. Under Alternate B the population would increase by 10,557 people with twenty percent of the land allocated to 50,000 square foot lots. It is unlikely that all of the existing agricultural and vacant lands will eventually be used for residential purposes, and it is probable that some residential development will still occur at a higher density than is provided under the 50,000 square foot lot size. The approximate holding capacity of Highland Township based on the three alternatives is as follows: 6 r r r' r r t' f2 �Alternate A (lowest density) Alternate B (intermediate density) Alternate C (maximum density) 26,150 27,528 32,679 The holding capacity estimates indicate that the population of Highland Township could continue to increase after the year 2000. A population of only 23,507 to 25,363 is projected for the township in the year 2000. Thus the population could increase by about 1,000 people to reach the low density holding capacity, or by about 9,000 to reach the high density holding capacity. TABLE 1. 1 POPULATION OF HIGHLAND TOWNSHIP AND SURROUNDING UNITS OF GOVERNMENT 1920 - 1980 Year 1920 1930 1940 1950 1960 1970 1980 Highland Townshi~ 1,075 1,206 1,726 2,944 4,855 8,372 ' 16,958 Year 1920 1930 1940 1950 1960 1970 1980 Rose Townshi~ 707 661 797 1,105 1,482 2,502 4,465 Mil ford Townshi~ 651 654 913 1,065 1,548 2,557 5,146 White Lake Townshi~ 632 1,114 1,643 4,182 8,381 14,311 21,870 Hartland Townshi~ * 856 733 1,098 1,436 2,630 6,034 Oakland Countt 90,050 211,251 254,068 396,001 690,603 907,871 1,011,793 • ... I j . I 7 �TABLE 1.2 NUMERIC AND PERCENTAGE POPULATION GROWTH FOR HIGHLAND TOWNSHIP AND SURROUNDING UNITS OF GOVERNMENT 1920-1930 1930-1940 1940-1950 1950-1960 1960-1970 1970-1980 1920-1930 1930-1940 1940-1950 1950-1960 1960-1970 1970-1980 Highland TownshiE Number Percent 12.2 131 520 43.1 70.6 1,218 1,911 64.9 3,511 72.4 8,586 102.5 Number -46 136 308 377 1,020 1,963 Mil ford TownshiE Number Percent 0.5 3 39.6 259 152 16.6 483 45.3 1,009 65.2 2,589 101.2 White Lake TownshiE Number Percent 482 76.3 529 47.5 2,539 154.5 4,199 100.4 5,930 70.7 7,559 52.8 Hartland TownshiE Number Percent * 123 14.4 365 49.8 338 30.8 1,194 83.1 3,404 129.4 Oakland Count~ Percent 134.6 20.2 55.9 74.3 31.5 11.4 Rose TownshiE Percent -6.5 20.6 38.6 34.1 68.8 78.4 Number 121,201 42,817 141,933 294,602 217,268 103,922 *Data unavailable. TABLE 1.3 POPULATION PER HOUSEHOLD FOR HIGHLAND TOWNSHIP AND SURROUNDING UNITS OF GOVERNMENT Highland Township Milford Township White Lake Township Rose Township Oakland County Housing Units 2,310 746 4,684 891 275,652 1970 People Housing Per Unit Units 3.62 5,265 3.43 1,548 3.06 7 ,036 2.81 1,307 3.29 355,187 1980 People Per Unit 3.22 3.32 3 .10 3.41 2.84 t5 - qas !£ 8 :pt �TABLE 1. 4 PROPORTION OF POPULATION IN THE 15 TO 44 AGE BRACKET Age Bracket 15 - 24 25 - 34 35 - 44 Highland Townshi~ 18.0% 19.0% 14.0% Oakland Counti 17.8% 17.1% 12.5% State of Michigan 19.3% 16.3% 11.1% United States 18 . 7% 16.3% 11.3% TOTAL 51.0% 47.4% 46.7% 46.3% Source: 1980 u. S. Census TABLE 1.5 POPULATION PROJECTIONS FOR HIGHLAND TOWNSHIP 1980 1985 1990 1995 2000 SEMCOG Projection 16,958 18,826 21,231 23,666 25,363 Apportionment Method Projection 16,958 21,398 22,022 22,522 23,507 1980 Population based on 1980 U. S. Census. TABLE 1.6 ALTERNATE POPULATION GROWTH PATTERNS 50,000 Sq. Ft. Parcels Five Acre Parcels Ten Acre Parcels ALTERNATE A: 15 Percent 4,674 40 Percent 2,883 45 Percent 1,622 ALTERNATE A 9,179 ALTERNATE B: 20 Percent 6,232 40 Percent 2,883 40 Percent 1,442 ALTERNATE B 10,557 ALTERNATE C: 40 Percent 12,464 30 Percent 2,163 30 Percent 1,081 ALTERNATE C 15,708 Totals Population estimates are based on a standard of 2.99 persons per household. 9 �J J J -, -I ...I - - ,,,,. 2. COMMERCIAL BASE ANALYSIS �2. COMMERCIAL BASE ANALYSIS Existing Commercial Facilities Existing commercial facilities in Highland Township are concentrated in four locations: 1) along Milford Road from Lone Tree Road to Wardlow Road; 2) along Highland Road (M-59) near Duck Lake Road; 3) on Highland Road at Hickory Ridge Road; and 4) on the east side of North Duck Lake Road near Beaumont. Other commercial facilities are located along the north and south portions of Milford Road and in locations scattered throughout the township . Commercial facilities in Highland Township sell predominantly conveniencetype goods. Convenience goods are those that are used on a day-to-day basis; they include groceries, drugs, and hardware. Businesses that market convenience goods usually have a small trade area that encompasses adjacent residential neighborhoods. Only a few businesses in Highland Township sell comparison goods such as clothing, furniture, appliances, jewelry and similar items. Comparison goods are more costly than convenience goods and are purchased less frequently. Normally, a comparison goods store has a large trade area encompassing several neighborhoods. Highland Township does not have a large enough population to support very extensive comparison facilities. Township residents rely largely on regional shopping centers, such as the Twelve Oaks Mall and the Pontiac Mall, for their comparison goods. J J J 7 - 7 ,... 7 11 i:8 �. Milford Road Commercial Corridor Scattered commercial development extends along Milford Road between Lone Tree Road and Wardlow Road. This corridor contains a mixture of commercial, industrial and residential uses. The corridor includes the Central Highland commercial area between Livingston Road and Highland Road, a few small shopping/office plazas and scattered roadside development. The Central Highland commercial area is relatively old and shows some signs of deterioration. The most viable-appearing businesses along Milford Road are located in small shopping plazas between Lone Tree Road and Livingston Road. The Milford Road corridor contains (as of mid-1982) a broad variety of businesses, but it does not provide a full range of convenience or comparison goods and services. The Milford Road commercial corridor contains several specialty food stores (but no supermarket), a drugstore, two hardware and paint stores, and take-out restaurants. The corridor also contains several professional and general office establishments, personal service establishments, and other service establishments. Several specialty stores are located along the Milford Road corridor. These include two craft shops, a produce store, a butcher shop, a pottery shop, a horse care supply store, a photography studio, an amusement arcade and a wine-making supplies store. Specialty stores, which comprise a relatively high proportion of the commercial space in the Milford Road corridor, provide generally nonessential goods and services to residents. East Highland Commercial Area The East Highland commercial area contains three small plazas, office buildings and a variety of highway-oriented businesses. Compared to the Milford Road corridor, the East Highland Commercial area is relatively compact with little vacant land between businesses. The East Highland area contains the only supermarket in Highland Township. It also contains specialty food stores, a full service drugstore and two hardware stores. The East Highland Area contains restaurants, professional and general office establishments, personal service establishments (barber shop, beauty shop, dry cleaner, laundry) and other service establishments (heating and plumbing repair, printing, car wash). East Highland also contains a few comparison goods stores including a clothing store, an electronics shop, and a cycle sales store. Although most East Highland commercial buildings are in generally good condition, some older structures show signs of deterioration and lack of maintenance. Two vacancies were noted in the East Highland area at the time of this commercial base analysis. T f' T I T T T T T T T [,.. West Highland Commercial Area The West Highland Commercial area, located at the intersection of Highland Road with Hickory Ridge Road, contains seven businesses. This commercial area is primarily highway service in nature, with two convenience food stores and two gas station/automobile repair shops. ,. 12 �Duck Lake Commercial Area The Duck Lake commercial area is generally located along Duck Lake Road between Wardlow Road and Divista Drive; however, the majority of businesses in the area can be found between Summit and Davista. The Duck Lake commercial area contains twelve businesses including a beauty salon, boat livery, dairy store, party store, resale shop, laundromat, dentist, engineering office, VFW hall, day care center and cycle shop. Some of the businesses are located in residential areas along Duck Lake Road. Several of these enterprises are in converted residential structures; many of the structures in the area show signs of deterioration and lack of maintenance. Projection of Future Commercial Development Projection of future commercial development in Highland Township is a fivestep process: 1. 2. 3. 4. 5. Determination Determination Determination potential. Determination Determination of trade area. of future trade area sales potential. of locally captured portion of future sales of floor area requirements. of land area requirements. Each of these five steps is discussed in detail below. Determination of Trade Area J J J ] ,,.. ,,.. The most import ant determinants of the trade area of shopping facilities is their accessibility and the.location of competing facilities. Shoppers will travel longer distances if they can travel over high-speed, uncongested thoroughfares. Shoppers will rarely travel very far past one shopping area to get to another which offers essentially the same goods and services. The trade area for convenience goods is generally limited to immediately surrounding residential areas. Because convenience goods purchases are made frequently, people are not usually willing to travel great distances. Convenience goods stores in Highland Township could expect to capture most of the convenience goods trade within the township, plus a small portion from nearby townships including Milford, White Lake, Rose, Springfield and Hartland. The trade area for comparison goods usually encompasses a broader area. Since comparison goods purchases are costly and made infrequently, people are willing to travel longer distances to find the best combination of quality, selection, service and price. The primary trade area for comparison facilities could encompass the area within a 25 to 30 minute driving distance. The secondary trade area, which includes customers who shop ' 13 �occasionally at a given shopping area, may encompass an area within 45 to 60 minutes driving distance. Based on these standards, the primary trade area for comparison goods in Highland Township could include all of the township itself, plus portions of all the surrounding townships except Brighton Township. The secondary trade area for comparison goods could encompass the remaining portions of the eight surrounding townships. Determination of Future Trade Area Sales Potential Determination of future trade area sales potential is based on population growth, per capita income and trade area retail expenditure patterns. Current and projected populations for the trade area are presented in Table 2.1. The trade area for Highland Township encompasses many of the high growth areas in southeastern Michigan. The areas east of Highland Township have experienced especially high growth in recent years because of their location on the fringe of metropolitan Detroit area suburban development. Southeast Michigan Council of Governments (SEMCOG) population forecasts indicate the growth will continue. A 35 percent increase is projected for the year 1990, and a 24 percent increase is projected for the year 2000 in the Highland Township trade area. Much of the projected growth will occur near major transportation corridors or on the outer fringes of the trade area as an extension of existing suburban development. Table 2.2 shows estimates of total personal income in each unit of government in the Highland Township trade area. The estimates are expressed in 1980 dollars and are based on 1977 per capita income figures updated to 1980 based on changes in the consumer price index. T Data collected by Sales and Marketing Management and the 1977 U. S. Census of Retail Trade indicate that, in the Detroit metropolitan area, between 40 and 45 percent of personal income is spent on retail goods . As shown in the breakdown in Table 2.3, about 15.5 percent is spent for convenience goods, about 13.1 percent for comparison goods and about 11.8 percent for automotive goods. Determination of Locally Captured Portion of Future Sales Potential Not all of the retail expenditures in the Highland Township trade area will actually go to businesses in Highland Township. Provided that a total range of convenience goods is available, it is likely that the convenience goods facilities in Highland Township could capture most of the market. However, it is probable that a small portion of residents, especially those living near Milford, will make convenience goods purchases outside the township. It is estimated that about 85 percent of the convenience goods market within the township could be captured. Because of location, road patterns and future road paving programs, it is also likely that Highland Township business could capture a portion of the convenience goods market in adjoining townships as follows: 14 T T (,.. .,. .,.. �Milford Township White Lake Township Rose Township Springfield Township Hartland Township 15 10 25 15 20 percent percent percent percent percent Comparison goods stores in Highland Township are likely to capture only a portion of the total sales in the trade area because of competing facilities several miles away. Customers are often attracted to regional shopping centers because in one locat i on they can compare the goods offered at several different stores. The Highland Township trade area is overlapped by two regional shopping centers, Twelve Oaks Mall and Pontiac Mall. In addition, several smaller community shopping centers which are located south and east of the township overlap the township's trade area. It is unlikely that a large shopping center could succeed in Highland Township because of its low population density. For example, the primary trade area population for a large regional center recently built in south central Michigan contained over 200,000 people; the primary trade area population in Highland Township is about half this figure. New comparison goods facilities in Highland Township would also encounter the difficulty of altering shopping patterns of customers who are drawn toward existing shopping centers. The existing facilities in Highland Township provide only a minor portion of comparison goods purchased by its residents. With further development in the two main commercial areas, along Milford Road and in East Highland along Highland Road, it is estimated that up to 50 percent of the comparison goods market in Highland Township could be captured. It is also estimated that about 5 percent of the market in White Lake Township and about 10 percent of the market in Rose Township could be captured by comparison goods facilities located in Highland Township. ] J J ,... --, Based on the retail sales capture rates outlined above, potential total retail sales volumes in Highland Township are as follow: 1980, $58,712,492; 1990, $77,176,191; and 2000, $89,811,676. The components of these sales volumes are shown in Tables 2.4-2.6. Determination of Retail Floor Area Requirements Sales volume estimates can be converted into floor space needs with sales per square foot data. The Urban Land Institute's Dollars and Cents of Shopping Centers sets forth sales per square foot of floor area as follows: Convenience goods Comparison goods Automotive goods $143.12 per square foot 81.35 per square foot 113.41 per square foot These estimates have been updated and expressed in 1980 dollars using the cost-of-living index. A more detailed breakdown of sales per square foot is shown in Table 2.7. Based on these data concerning sales per square foot, the total need for retail building space in Highland Township is as follows: 1980, 454,546 square feet; 1990, 579,555 square feet; and 2000, 693,968 square feet. Table 2.8 gives a more detailed breakdown of retail space needs by type of commercial use. ,,. 15 �Determination of Office Facility Floor Area Requirements Projections of office space needs are based on the average number of people that c~n be served by various office operations and on the average size of each type of office. Estimates of office space needs are shown in Table 2.9. Total office space needs are as follows: 1980, 268,250 square feet; 1990, 321,183 square feet; and 2000, 370,171 square feet. The office space needs for finance, insurance and real estate operations were calculated using standards of one office worker per 63 people and an average of 160 square feet of office space per worker. For medical and dental the standards used were one physician per 565 people and one dentist per 1,778 people with an average office size of 955 square feet. For law offices the standards used were one lawyer per 473 people with an average of 600 square feet of office space per lawyer. Miscellaneous office services includes engineers, architects, bookkeeping services, business education and similar services. The standard of 2 square feet of miscellaneous office service space per person was used. Business services include personal service establishments (e.g. laundry, beauty shops, and barber shops), miscellaneous business services (e.g. advertising, data processing, maintenance service, automotive repair or rental, miscellaneous repair and recreation uses). Business service establishments range in average size from 800 to 1,680 square feet. There is approximately one personal service establishment per 493 people, one business service establishment per 5,725 people, one automotive repair or rental service per 1,573 people and one miscellaneous repair shop per 1,829 people. T l Determination of Land Area Requirements Floor space needs can be converted into land area needs based on floor area ratios. The lot size for commercial establishments depends on parking needs, open space requirements, pedestrian and automobile circulation, loading area requirements, and similar considerations. A general standard for shopping centers is that the parking area should be four times the gross floor area of the building. With other site features included, the total site area should be about six times the gross floor area. Floor area ratios for other commercial land uses are shown in Table 2.10. Based on the floor area ratio data, the total land area needs for retail and office uses were calculated as 1980, 120.8 acres; 1990, 150.9 acres; and 2000, 178.0 acres. A more detailed breakdown of land area needs is shown in Table 2.11. The estimated land area needs in Table 2.11 are based on the existing building area to land area ratios throughout the Detroit metropolitan area. The actual ratio in Highland Township may differ. Comparison to Existing Land Use Based on a commercial land use survey completed by the consultant in early 1981, it is estimated that about 146 acres are currently being used for commercial and office uses. This estimate does not include vacant land zoned but not used for commercial purposes, nor does it include a large 16 T ~ T T �tract occupied by a commercial nursery. The 146 acres currently used exceeds the projected 1980 need for commercial and office uses of 120.8 acres (see Table 2.7). Compared to the Detroit metropolitan area, therefore, the Highland Township trade area has a slightly greater proportion of its land allocated to commercial uses. The 1981 field survey revealed there are three possible reasons for the high proportion of commercial land: 1) being a rural township, many of the commercial uses occupy a greater amount of land than is absolutely necessary; 2) the township contains a number of nonessential specialty and craft stores in greater proportions than are usually found in commercial areas; and, 3) rather than being served by a few large full-service grocery stores, drugstores and similar establishments that provide essential goods and services, the township is served by several smaller, convenience-type establishments that occupy a substantial amount of land. The estimated commercial land need in Highland Township is 150.9 acres in 1990, and 178 acres in the year 2000, indicating that additional commercial and office development will be needed in the next two decades to serve the trade area population. ] ] - Future population growth in Highland Township will support some additional convenience retail development. Residents could benefit most from one or more supermarkets to supplement the one supermarket and the assortment of smaller food stores now in the township. The township's one existing supermarket is located near the eastern edge of the township. Future supermarket development should occur where it will be easily accessible to residents of other parts of the township. Additional comparison retail facilities can be supported in the township, but projected population growth will not support a major comparison shopping center. The largest retail complex which could be supported in Highland Township might contain between 100,000 and 135,000 square feet of retail space. Such a commercial complex could include a 30,000 to 40,000 square-foot supermarket, a 10,000 to 15,000 square-foot drug store, a 10,000 to 20,000 square-foot hardware store, and between 50,000 and 70,000 square feet of other convenience and comparison retail uses. A shopping center with 100,000 to 135,000 square feet of retail floor area could require a site of between 15 to 20 acres and should be centrally located. It is entirely possible that the township's future retail needs can be met without development of such a large shopping complex. The township's existing commercial areas contain vacant parcels which could accommodate a substantial amount of 11 i.nfill 11 commercial development. Few 15- to 20-acre infill parcels exist or could easily be assembled, but there are sufficient number of parcels to meet all of the township's retail needs. Altogether, infill on vacant and non-commercial properties in the existing commercial areas could provide for approximately 60 acres of additional commercial development. These 60 acres would accommodate the entire projected additional commercial land need for Highland Township to the year 2000. The acreage between Milford Road and the Highland Hills Mobile Home Park could also be used in part for commercial development if necessitated by future demand. ... ,... 17 �[J Recreation-Oriented Commercial Development There may be a strong potential for recreation-oriented commerce in Highland Township. Such recreation-oriented business could be based on the township's natural beauty, particularly the state-owned Highland Recreation Area. As the price of gasoline increases, the prospects of successful recreation-based commerce in Highland Township will improve because the township is relatively close to major population centers. Most of the recreation-oriented business in Highland Township will result from day-trip tourism which generates a strong demand for eating and drinking establishments. Other businesses that will be needed include recreation supply stores, equipment rental facilities, and similar recreation sales and service establishments. There may also be a potential for overnight accommodations in the form of campground facilities . Generally, successful campground facilities are developed around a family-oriented theme that is compatible with the recreation opportunities in the surrounding environment. Little demand for motel facilities is foreseen in Highland Township, since high visibility from a major freeway is necessary for motel success. New business to serve the tourist market should be located within the existing commercial corridors along Milford Road and M-59. Such a location would be easily accessible from the Highland Recreation Area in the southeast quarter of the township and could enhance the viability of these existing commercial areas. I I I 18 J J :J --,,- �TABLE 2.1 POPULATION GROWTH IN THE HIGHLAND TOWNSHIP TRADE AREA Highland Township Milford Township Milford Village White Lake Township Rose Township Springfield Township Commerce Township Tyrone Township Hartland Township Brighton Township TOTAL 1980 16,958 5,146 5,041 21,870 4,465 8,295 23,757 6,077 6,034 11,222 108,865 2000 1990 21,231 25,363 7,998 9,174 5,033 4,982 29,098 31,986 6,135 7,612 24,850 14,231 24,470 25,934 7,637 13,037 7,258 10,697 18,290 21,615 141,381 175,250 (29.9% (24.0% increase) increase) Notes: 1980 figures are based on the 1980 U. S. Census; 1990 and 2000 projections are based on forecasts by the Southeast Michigan Council of Governments (SEMCOG). TABLE 2.2 TOTAL PERSONAL INCOME IN HIGHLAND TOWNSHIP TRADE AREA Highland Township Milford Township Milford Village White Lake Township Rose Township Springfield Township Commerce Township Tyrone Township Hartland Township Brighton Township ] 1980 $153,990,000 46,689,436 42,506,596 214,500,000 33,948,559 64,672,568 179,560,000 51,323,485 49,651,894 106,180,000 1990 $192,640,000 72,648,762 42,421,583 286,570,000 36,087,318 110,980,000 235,760,000 64,565,000 59,632,000 172,860,000 2000 $230,200,000 83,328,000 41,997,367 314,940,000 44,784,362 193,770,000 249,910,000 110,210,000 87,898,000 204,320,000 Notes: 1980 estimates are based on 1977 per capital income figures, published by the U. S. Census, updated to 1980 dollars using the following formula: 1980 1980 1977 Cost of = total X population per capita X living income income increase 1990 and 2000 estimates are based on SEMCOG population forecasts and are expressed in 1980 dollars. J J 1- 19 �• I TABLE 2.3 EXPENDITURES OF PERSONAL INCOME IN THE DETROIT METROPOLITAN AREA CONVENIENCE GOODS Hardware stores Food stores Eating and drinking establishments Pharmacies Miscellaneous convenience goods TOTAL 0.4% 9.1 % 3.8% 1.6% 0.6% 15 . 5% COMPARISON GOODS General merchandise 6.1 % Apparel and accessories 2.4% Furniture, appliances 2.1 % Building materials, garden supplies 1.3% Miscellaneous comparison goods 1.2% TOTAL 13.1% AUTOMOTIVE (Includes parts supply, and gasoline) TOTAL 11.8% 11.8% TOTAL 40.4% Note: Table is based on 1977 expenditures of income. ◄ c,_:: r 20 , 1 , - �TABLE 2.4 POTENTIAL RETAIL SALES IN HIGHLAND TOWNSHIP: Convenience Goods Source $20,288,000 Highland Township 1,085,529 Mil ford Township Milford Village 0 3,324,800 White Lake Township 1,315,500 Rose Township Springfield Township 150,360 Commerce Township 0 Tyrone Township 0 1,539,200 Hartland Township Brighton Township 0 $27,703,389 TOTAL 1980 Comparison Goods $8,069,100 0 0 1,405,000 447,730 0 0 0 0 0 $9,918,830 Automotive Goods $15,445,000 826,403 0 2,531,100 1,001,500 114,470 0 0 1,171,800 0 $21,090,273 Note: All estimates are in 1980 dollars; estimates are based on expenditures of personal income in the following pattern: convenience goods, 15.5 percent of personal income; comparison goods, 13.1 percent; and, automotive goods, 11.8 percent; estimates are based on partial capture of retail sales in Highland Township trade area. See text for explanation. TABLE 2.5 POTENTIAL RETAIL SALES IN HIGHLAND TOWNSHIP: Convenience Source Goods Highland Township $25,288,000 Milford Township 1,687,998 Milford Village 0 White Lake Township 4,441,933 Rose Township 1,807,497 Springfield Township 258,018 Commerce Township 0 Tyrone Township 0 Hartland Township 1,848,579 Brighton Township 0 TOTAL $35,332,025 1990 Comparison Goods $10,094,444 0 0 1,877,080 611,059 0 0 0 0 0 $14,876,040 Automotive Goods $19,321,126 1,285,057 0 3,381,550 1,376,061 196,431 0 0 1,407,332 0 $26,968,126 Note: All estimates are in 1980 dollars; estimates are based on expenditures of personal income in the following pattern: convenience goods, 15.5 percent of personal income; comparison goods, 13.1 percent; and, automotive goods, 11.8 percent; estimates are based on partial capture of retail sales in Highland Township trade area. See text for full explanation. 21 �,_ I- TABLE 2.6 POTENTIAL RETAIL SALES IN HIGHLAND TOWNSHIP: 2000 Automotive Comparison Convenience Goods Goods Goods Source -$30,310,272 $12,055,235 $23,074,830 Highland Township 1,473,477 1,935,498 0 Milford Township 0 0 0 Milford Village 3,715,655 2,062,540 4,880,806 White Lake Township 1,707,558 758,265 2,242,928 Rose Township 342,952 450,479 0 Springfield Township 0 0 0 Commerce Township 0 0 0 Tyrone Township 2,075,258 2,725,923 0 Hartland Township 0 0 Brighton Township 0 $42,545,906 $14,876,040 $32,389,730 TOTAL Note: All estimates are in 1980 dollars; estimates are based on expenditures of personal income in the following pattern: convenience goods, 15.5 percent of personal income; comparison goods, 13.1 percent; and, automotive goods, 11.8 percent; estimates are based on partial capture of retail sales in Highland Township trade area. See text for full explanation. - r _,. r - TABLE 2.7 SALES PER SQUARE FOOT OF GROSS LEASABLE AREA Junior department store Variety store Supermarket Super drugstore Drug store Restaurant Fast-food restaurant Clothing store Shoe store Home appliance, music store Gifts, specialty stores Jewelry Personal services Beauty shop Barber shop Cleaners Liquor store Hardware $ 78.64 47.56 265 .10 125.54 160.83 105.95 148.84 91.44 87.52 135 .15 63.26 134 . 22 66.55 60.87 48.35 183. 72 49.04 Source: D?llars and Cents of Shopping Centers 1978, published by the Urban Land Institute, updated and expressed in 1980 dollars using the cost of living index. r ... -... 22 - �TABLE 2.8 RETAIL SPACE NEEDS (Gross Leasable Area) CONVENIENCE GOODS Food stores Eating and drinking establishments Pharmacies Hardware, paint stores Miscellaneous convenience goods COMPARISON GOODS General merchandise Apparel and accessories Furniture and appliances Building materials and garden supplies Miscellaneous comparison goods AUTOMOTIVE (including parts and gasoline) TOTAL 1980 Square Feet 1990 Square Feet 2000 Square Feet 154,518 61,353 53,323 17,776 14,575 7,491 114,063 58,726 20,308 11,765 12,095 11,169 185,965 454,546 197,069 78,248 68,007 22,672 18,588 9,554 144,693 74,497 25,761 14,924 15,343 14,168 237,793 579,555 237,303 94,224 81,892 27,300 22,383 11,504 171,067 88,076 30,457 17,644 18,140 16,750 285,598 693,968 1980 Square Feet 1990 Square Feet 2000 Square Feet 43,101 37,765 21,528 33,941 131,915 268,250 53,920 47,694 26,932 42,462 150,175 321,183 64,414 55,643 32,173 50,726 167,215 370,171 TABLE 2.9 OFFICE SPACE NEEDS IN HIGHLAND TOWNSHIP Finance, insurance, real estate Medical, dental Legal Miscellaneous office services Business services TOTAL 23 �i.- TABLE 2.10 PARKING AND SITE REQUIREMENTS Land Use Banks Beauty, barber shops Fast-food restaurant Restaurant, sit-down Furniture and appliance store, repair shop Laundry Supermarket General offices Medical offices Parking Spaces Reguired 1/250 square feet 1/50 square feet 1/75 square feet 1/100 square feet 1/800 square feet 3.6 10.0 7.5 6.0 2.0 square square square square 7.5 6.0 4.0 6.0 1/75 1/100 1/200 1/100 feet feet feet feet Site Area Reguired times gross floor area times gross floor area times gross floor area times gross floor area times gross floor area times times times times gross gross gross gross floor floor floor floor area area area area ..... ,,. - ..,... ..,... TABLE 2.11 LAND AREA NEEDS 1980 Acres 1990 Acres 2000 Acres 20.1 8.5 7.3 1.8 1.5 1.0 12.5 8.1 2.1 0.5 0.8 1.0 51.2 37.0 4.0 5.2 2.0 1. 6 24.2 120.8 25.7 10.8 9.4 2.3 1. 9 1.3 16.1 10.3 2.7 0.7 1.1 1.3 65.5 43.6 5.0 6.6 2.5 1.9 27.6 -150.9 31.0 13.0 11.3 2.8 2.3 1.6 18. 7 12.1 3.1 0.8 1. 2 1. 5 78.7 49.6 5.9 7.7 3.0 2.3 30.7 178 . 0 -, CONVENIENCE GOODS Food stores Eating and drinking establishments Pharmacies Hardware, paint stores Miscellaneous convenience goods COMPARISON GOODS General merchandise Apparel and accessories Furniture and appliances Building materials and garden supplies Miscellaneous comparison goods AUTOMOTIVE (including parts and gasoline) OFFICE USES Finance, insurance, real estate Medical, dental Legal Miscellaneous office services Business services TOTAL 24 ~ ~ ~ ~ ~ [.. ... [. �J ] 3. INDUSTRIAL BASE ANALYSIS ] - �3. INDUSTRIAL BASE ANALYSIS Existing Industrial Development Highland Township is centrally located in the industrial south central region of Michigan. Although the township is predominantly a rural community, it is surrounded by the urban centers of Detroit, Pontiac, Flint, Lansing, and Ann Arbor. The regional economy of south central Michigan is dominated by the automobile industry and other manufacturing industries. The predominance of the automobile industry and manufacturing is reflected in the industrial development in Highland Township. Ten of the approximately 16 industrial concerns in the township are involved in manufacturing. There are also two building contractors, a grain elevator , two machine shops and three utility facilities. Among the products manufactured in Highland Township are air control valves for machinery, industrial cutting tools, coils for small engines, septic tanks and other concrete products, metal buildings, welding supplies, and lighting fixtures. Eleven of the Highland Township's 15 largest industries are "basic" industries that manufacture goods for sale outside the community. Because their products are sold outside the community, basic industries generally expand and strengthen the local economy. In contrast, about ninety percent of the businesses in the township, including five industries, primarily provide only for local needs. Generally, these businesses do not aid in the growth of the local economy even though they provide necessary goods and services. With 300 employees, Numatics, Incorporated is the largest employer in the township. From its Highland Township headquarters, Numatics, Incorporated operates facilities which manufacture air control valves throughout the United States. About 35 percent of its Highland Township product is marketed to automobile companies. The township's second largest employer is Agnew Machine Company which has 65 employees. Agnew manufactures industrial cutting machines and tools. The township's third largest employer, Hi-Mill Manufacturing, employs 60 people. It has employed as many as 135 people in the past. Hi-Mill Manufacturing fabricates tubular products that are used in air conditioning units. A fourth large industrial employer is Polycast, Incorporated, with 50 employees. This firm manufactures welding rods and equipment. The remaining industries in the township are small, employing 20 or fewer people. Except for Numatics, Incorporated, all the industries are single-unit operations with their only facilities located in Highland Township. The pace of industrial development in Highland Township has been slow during the last decade. Two new industries have begun operation and Numatics, Incorporated has expanded its facilities. 25 �Most of the township's industrial concerns are located along Milford Road between M-59 and Wardlow Road. Industries in this area have convenient access to highway transportation along M-59. Some industrial facilities are located elsewhere in the township, primarily along Milford Road and M-59. ,.... I ~ ~ r ~ ....., 26 .,.. �Potential for New Industrial Development Highland Township's location is its most important determinant of industrial potential. The township is approximately equidistant from the major urban centers of Detroit, Pontiac, Flint, Lansing, and Ann Arbor. Although the township's location does not place it very close to the major industrial markets, it is suitable for industries that either: 1) sell their products in several of Michigan's urban centers rather then just in one or two, and/or 2) sell their products to manufacturers located closer to the markets, and/or 3) manufacture products that are not bulky and can be economically transported over longer distances. Compared to more urban industrial areas, another advantage of a Highland Township site is the amount of space available for plant start-up and expansion. The natural features and rural environment in Highland Township are additional characteristics that may attract industry. Also, Highland Township is a growth area. The increased population in Highland Township and surrounding townships will open new markets that may attract industry. For certain industries Highland Township is not an ideal location. The township is not particularly suitable for labor intensive industries. The labor force is often drawn to higher paying employment in the surrounding urban centers. The management of the township's manufacturing firms is aware that this problem is especially acute when the economy is strong and the automobile companies are at full employment. Industries that manufacture bulky products that are difficult to transport would not find Highland Township an ideal location. As transportation costs increase, these industries will experience very high costs to obtain raw materials and to ship the finished product. It is likely that warehousing, distribution and wholesaling companies have not located in Highland Township because of the costs that would be involved in transporting the products to and from distant urban centers. Research firms also would probably not consider Highland Township as a good location since it does not contain a major university. Because of Michigan's currently weak economy, only limited potential exists for new industrial development in the near future in Highland Township. Other industries in Michigan form the market for Highland Township industries. Local industries recently have had to reduce production and cutback employment. When the economy rebounds, existing industries generally will be brought back into full production before new industrial development occurs in Highland Township or elsewhere. Some analysts predict that the automobile companies will never achieve previous production levels. Consequently, suppliers to the automobile companies must find new markets before they can completely recover and achieve full production. 27 �---~---~~-----~~~----~a .,..... ...... Locational Requirements for Industry ACCESS TO TRANSPORTATION: The primary industrial location determinant is fast, easy and convenient access to transportation facilities. The two most important roads crossing Highland Township are state highway M-59 (east-west) and Milford Road, a primary county road (north-south). M-59 provides access to US-23, a limited access north-south highway located about four miles west of the township. The Chesapeake and Ohio Railroad line runs north-south approximately in the center of the township. However, there are no sites along the railroad which are suitable for railroadoriented industrial uses. Highland Township does not have convenient access to a major airport. The Pontiac Airport is located a few miles east of the township on M-59, but it is not served by major air carriers. ACCESS TO LABOR FORCE: Industry must be located where there is an adequate labor supply. The Highland Township labor supply exceeds the demands of the existing industry in the township. It is estimated that the Highland Township labor force numbered about 6,350 in 1980 of which about 2,300 were employed in industry. Highland Township industries, however, provide only about 600 jobs. The labor supply will continue to grow in future years as more people move into the township. Employment and labor supply are analyzed in greater detail later in this chapter. However, the township's labor supply will seek out employers able to meet very competitive wage scales. ADEQUATE SITE AREA: Industry needs large sites free from foundation and drainage problems. Industrial sites must not only provide room for the initial operation, but also for future expansion. Highland Township has adequate sites for industrial use. These sites can accommodate new industry as well as industries which relocate to Highland Township because their existing sites are inadequate. However, some of the largest parcels in the township may be unsuitable for industry because of limitations such as lack of utilities and incompatible surrounding land uses. AVAILABILITY OF UTILITIES: Industry needs an adequate and reliable supply of utilities including water, waste disposal, power and fuel. Thus far, Highland Township industries have not experienced serious problems with utilities. The township receives electrical service from Detroit Edison Company and natural gas service from Consumers Power Company. Since the township is not served by sewers or water mains, each industry has its own on-site septic system and is supplied with water from private wells. Water quality and public health problems have been reported in certain parts of the township because of malfunctioning septic systems, but local industries have not yet experienced such problems. Future industrial development should be regulated to prevent water and/or sewage disposal problems. Small sewage treatment systems may eventually be necessary to serve several industries or an industrial park. I \ I PROPER LAND USE RELATIONSHIPS: Industrial sites should be located to minimize undesired effects on neighboring land uses and to protect industrial land from the encroachment of residential or other land uses. Highland Township places a high value on the preservation of natural areas and the protection of the quality of residential development. To minimize 28 l �i industrial-residential land use friction, industrial development should be limited to specific sites along Milford Road and M-59. Adequate spatial and physical buffers should be provided between industrial and nonindustrial uses. LOCATIONAL REQUIREMENTS SUMMARY: Based on the preceding analysis, there is a definite but modest potential for certain types of industrial development in Highland Township. Convenient access to transportation facilities exists, but because of the distance to suppliers and markets in major urban centers it would be uneconomical to transport bulky raw materials or finished products. The labor supply is substantial and utilities have been supplied adequately and reliably (although continuous monitoring of sewage disposal and water supply systems will be required in the future) . Land area exists along the two major transportation corridors, Milford Road and M-59. Restrictions on the use of this land are necessary to protect the township's natural features and residential areas from any undesired effects of industry. Employment Projections and Industrial Land Use Needs Employment projections for Highland Township are shown in Table 3.1 based on SEMCOG population projections. It is estimated that the work force will increase from 6,364 in 1980 to 9,511 in the year 2000. In the same period, it is projected that the industrial work force will increase from 2,342 to 3,500 employees. Manufacturing employment trends in Oakland County between 1970 and 1979 indicate that industrial employment may actually decrease as a proportion of total employment. In 1979, manufacturing employment comprised 24.9 percent of total county employment, a decrease of 9.2 percent since 1970. Both automation and decreased industrial production account for the proportional drop in manufacturing employment. The manufacturing employment in Highland Township comprised 37.2 percent of the total work force in 1970. Based on the Oakland County trends, it is expected that Highland Township will experience proportionally less manufacturing employment in future years, approaching the 28 . 9 percent estimates used in the projections for the year 2000 in Table 3.1. Small area forecasts prepared by SEMCOG in 1975 projected employment within township businesses. Of the several forecasts prepared, the most widely accepted is based on 11 local plans modified by trends in local policy changes. 11 In 1970, the base year for the forecast, 213 people were employed in basic industry and 568 were employed in nonbasic industry. Thus only about 27 percent of the labor force actually worked within the township. As seen in Table 3.1, the small area forecast did foresee limited employment increases within the township. Basic employment for the year 2000 was forecast at 724 and nonbasic employment was forecast at 3,504. Thus by the year 2000 it is estimated that about 45 percent of the industrial work force will be employed within the township. Estimated employment can be used to predict the amount of industrial land and building space that will be needed in the future. As shown in Table 3.2, the number of employees per gross acre of industrial land ranges from an average of 24 for labor-intensive industries to 8 for labor-extensive 29 �.....- industries. Most industries in Highland Township would be intermediatelabor-extensive with about 10 to 12 employees per gross acre. Based on this employee/land ratio, the gross industrial acreage needed to employ the projected Highland Township labor force is approximately 195 acres in 1980 and 292 acres by year 2000. Industrial building space needs are estimated at 1.05 million square feet in 1980 and 1.57 million square feet by year 2000. Net industrial site acreage needs are estimated at 156 acres in 1980 and 233 acres by year 2000 (see Table 3.3). The actual industrial land and building needs within the township depend on the proportion of the total industrial labor force that actually works within township industries. As noted earlier, about 27 percent of the industrial labor force currently works within the township and about 45 percent is expected to work within the township by year 2000 (see Table 3.4). The industrial building space need within the township is 284,553 square feet for 1980 and 708,750 square feet for the year 2000. The net industrial site acreage need within the township is 42 acres for 1980 and 105 acres for the year 2000. According to the 1979 land-use inventory prepared by the Oakland County Planning Commission, about 145 acres in Highland Township are in industrial use. Based on the number of industrial employees in the township, the amount of industrial acreage is relatively high. Compared to industries in more urban locations where land is at a premium, Highland Township industrial sites are larger with more space for expansion. In the near future, while the economy remains in a weak state, it is not expected that much additional industrial acreage will be needed in Highland Township. The commuting employment pattern will continue with about 75 percent of the industrial employees working outside the township. As the economy becomes stronger, opportunities will exist for additional industrial development in the township resulting in local employment for a greater proportion of the township's labor force. By the year 2000 it is expected that another 100 to 150 acres of land can be absorbed by new industry. It is usual for land use plans to provide for two or three times the projected twenty-year industrial land need. Summary and Conclusions The following conclusions are derived from the industrial base analysis: 1. 2. At least 200 additional acres should be reserved for industrial use. The industrial land should be located close to the township's main transportation corridor, Highway M-59. It is expected that the additional industrial land will be absorbed gradually as Michigan's economy strengthens. Because Highland Township places a high value on the quality of its natural beauty and residential areas, new industries should be those which are not harmful because of excessive traffic, noise, air or water pollution, or similar effects. Light manufacturing industries have experienced a high degree of success in the township and are probably the most appropriate industries with a strong potential for locating or expanding in the township. ""JIii"""' r I'"" • -r .. .. ,,,. "" ,,, , .... .... .... 30 �3. Attention must be given to the design of industrial areas so that economic development and land-use planning goals are coordinated. Generally, the most efficient and economical plan for industrial areas is achieved through design and development of industrial parks. Industrial development within an industrial park generally provides for better protection of the nonindustrial areas of the township. The design process provides controls over location, site development, spatial and physical buffering, and traffic patterns. A well-designed industrial park can also be an effective tool to attract the desired kinds of industry into the township. 4. Continuous monitoring is required as additional industrial development occurs in order to maintain water quality and supply and prevent waste disposal problems. The competitive advantage of township industries is strengthened by maintaining the adequacy of utilities. 31 �• .. '"I .., TABLE 3.1 WORK FORCE PROJECTIONS FOR HIGHLAND TOWNSHIP 1980 1990 2000 Total Work Force -- Work Force Employed in Industry Work Force Employed in Basic Industry 6,364 7,962 9,511 2,342 3,930 3,500 1,839 2,301 2,749 Note: Estimates are based on the following standards: a) total work force is 37.5 percent of total population; b) industrial employees comprise 36.8 percent of work force; c) basic industry employees comprise 28.0 percent of work force. TABLE 3.2 EMPLOYMENT CHARACTERISTICS OF VARIOUS TYPES OF INDUSTRY Employees Per Gross Industrial Acre Labor Intensive 24 Intermediate Extensive 10 Extensive 8 Square Feet Per Employee 171 482 1,262 r Employees Per Net Site Acre 30 14 8 Note: Labor intensive industries include research firms, hand production facilities, and similar businesses. Labor extensive industries include warehousing and distribution facilities, automated production facilities and similar businesses. Source: Industrial Development Handbook, published by the Urban Land Institute, 1975. T 32 �TABLE 3.3 INDUSTRIAL LAND AND BUILDING NEEDS FOR HIGHLAND TOWNSHIP LABOR FORCE 1980 1990 2000 Projected Industrial Labor Force 2,342 2,930 3,500 Gross Industrial Acreage Needed 195 244 292 Industrial Building Space Needed 1,053,900 sq.ft. 1,318,500 sq.ft. 1,575,000 sq.ft. Net Industrial Site Acreage Needed 156 195 233 Note: Estimates are based on the following standards : a) 12 employees per gross industrial acre; b) 450 square feet of building space per employee; c) 15 employees per net industrial site acre. TABLE 3.4 INDUSTRIAL LAND AND BUILDING NEEDS WITHIN HIGHLAND TOWNSHIP 1980 1990 2000 Gross Industrial Acreage Needed 53 88 131 Industrial Building Space Needed 284,533 sq. ft. 474,660 sq. ft. 708,750 sq. ft. Net Industrial Site Acreage Needed 42 70 105 Note: Estimates are based on the proportion of total labor force expected to actually work within Highland Township businesses, as follows: 1980, 27 percent (actual); 1990, 36 percent; and 2000, 45 percent. 33 �4. NATURAL FEATURES ANALYSIS �4. NATURAL FEATURES ANALYSIS The physical features of Highland Township are the natural elements which give form to the environment. These elements consist of geologic formations or physiography, topography, water, soils and natural vegetation. The quantity and quality of these elements create the rural character of the township. Physiography and Topography The lay of the land was created during the Ice Age through glacial activity which transported rocks and soils from their place of origin. These soils were redeposited, creating various landforms. Highland Township contains three types of landform: moraines, till plains, and outwash terraces and plains. The map on the following page shows the general location of these land forms. The several types of morainic areas which are located in Highland Township represent approximately 50 percent of the township 1 s 36 square-mile area. Moraines are generally perceived as hills or ridges and are located in the northwest, central and southeast portions of the township. The mean elevation of the township is slightly above 1,000 feet. The morainic areas rise above 1,100 feet with one point, west of Hickory Ridge Road along Clyde Road, reaching 1,190 feet. Moraines create an undulating topography with a discontinuous band of hills and depressions. They consist primarily of fine soils, sand and gravels with some slopes in excess of 30 percent. The water table in these areas is typically more than six feet below the surface. Where the water table occurs at the ground, surface ponds and wetlands can be observed; this occurs primarily in the north central ridge area and the southeast section of the township. Many of the township 1 s large wooded tracts are located in morainic areas. The internal drainage of moraines is variable since a range of materials may be encountered. Fine materials in depressions are naturally poorly drained. Coarser soils in the hilly areas are moderately to well drained. In coarse textured soils on higher ground, percolation rates are generally suitable for septic tank leaching fields, but slopes and seasonal high-water tables act as constraints for their location. The clay fill deposits of the morainic ridge, north of Clyde Road, east of Buckhorn Lake Road, are some of the most productive soils in the township. The moraines offer a wide diversity of spatial and viewing potentials. Regional viewing potential exists on the hilltops and ridges along the edge of the moraine formation; these provide views and vistas over adjacent flat till plains or outwashs. Steeper slopes in morainic areas are sensitive to development or timber cutting and are most visually noticeable immediately adjacent to thoroughfares. A large till plain is located in the western portion of the township where it is traversed by Hickory Ridge Road and Highland Road. This till plain occupies about 15 percent of the township 1 s land area. It is generally characterized by its flat topography and lack of well-defined, integrated 35 �drainage. It consists of a variety of fine textured soils. The water table in this area occurs 1 to 6 feet from the surface; depressions have water tables closer to the surface. The undulating landscape provides very little surface runoff and most of the drainage in this area is underground. Septic tank leaching fields are difficult to site in areas of fine-textured soils since the seasonal high-water table is near the surface and percolation rates are slow. Visually, much of the till plain appears as monotonous flat areas with little spatial variation. The landscape is open due to the lack of vegetative cover. The openness of the landscape will make any substantial development, even low-density single-family development, very visually imposing. Some topographic and visual diversity is found along Tipsico Lake Road and around Dunham Lake. Outwash plains and lake areas are found between the mora1n1c ridge and the southeastern moraines. The outwash plain is characterized by its flat to undulating topography. It consists of a variety of fine sands and silts at the surface with silts, sands and gravels below the surface. The outwash plain area averages 1,020 feet in elevation with slopes ranging from 1/2 to 6 percent. The outwash plain area contains many depressions which are observed as lakes. Extensive areas of high-water table and marshes exist around the lakes. Water tables in outlying areas range from 1 to 6 feet. Septic tank leaching fields can be sited in the outlying areas due to the lower water table and higher percolation rates, however, septic tanks are difficult to site around the depressions and lake areas. The outwash plain with its pitted lake areas provides visual variety in the township. The most interesting views occur close to the major thoroughfares. A very limited amount of improperly sited development can spoil the visual richness these areas give the township. 1' J The most visual variety in Highland Township can be found along the southern edge of the outwash plain, southern moraine and outwash terrace. The eastern edge of the outwash terrace is perched from 10 to 50 feet above the Pettibone Creek water course. The water table is located well below the surface except for the drainage course extending northwest and northeast from Rowe Lake. Soil conditions allow high percolation rates in most of the area west of Milford Road and south of Highland Road. Septic tank leaching fields are easier to site in the terrace area. In general, the central and western portions of the outwash terrace are flat with little visual diversity. Greater topographic and visual variation is observed along the edges of moraines and the Pettibone Creek water course. The greatest potentials for development lie within the outwash terrace area. The outwash plain and terrace area occupies approximately 35 percent of the township. ~ 36 �.,o d>o ,o.,o , 0 < 0 a:: w ~-·"-~·".# "'-'< 0 u ~ -· .:: \- i ~ ~~ 0 -. ~ ~-= < ~UTWASH PLAIN~ WOODRUFF LK ~~ >z:::) I- 0 TILL PLAIN tj ey %1 r u J________ q-=-~ HIGHLAND ROAD J J - .......1/~ /2iiiiiiil.,,~~--~=--------Contour lnterva I·. 50 Feet -, ,....J J [~ ;J__-+t-~w--= ~ :,: i �-,., Water Bodies and Wetlands Water in the form of lakes and ponds comprises approximately 1,454 acres, or 6 percent, of the total land area. Much of the scenic area around the lakes, outside the Highland State Recreation Area, has been developed for residential use. It is estimated that wetlands comprise up to 1,800 acres, or 7.8 percent of the township. Many of these marshy areas are located within the recreation area boundary. Preservation of these water bodies and wetlands is mandatory. While state laws regulate the amount and type of development around wetlands and lakes, the visual preservation of these areas is important in helping retain the character and image of the township. Woodlands Wherever possible, existing forested areas within the township's jurisdiction should be retained. Large tracts of woodlands are located in parts of Sections 5, 6, 7, 10, 16, 17, 20, 21, 28, 29, and 32. Clear cutting of these areas will harm physical systems in the township. The woodlands are important for the protection of slopes, aquifers, and wildlife habitats. They are also essential in providing visual diversity and screening, a major component of Highland Township's rural character. Clear cutting will deplete much of the township's natural beauty. Septic Suitability The Oakland County Planning Department and Oakland County Soil Conservation District have determined the general extent of areas suitable for septic tank and drain field sanitary and storm sewage disposal. Unsuitable areas contain high-water tables, marshlands, poor percolation rates, seasonal flooding, high surface runoff potential, or erosion problems. Development should not occur or should be very carefully restricted in these areas. Marginally suitable areas may be utilized for leaching, however, larger tile fields will be required. These areas may also be unsuitable areas during saturated conditions such as spring and fall rains and snowmelts. Limited, low-intensity development may be possible in some of these areas. 38 7 �~ i w "'~ :,: UJ ~ u: <:?.) 0 <t 0 a: w CLYDE ROAD MURRAYLK ~ (!l 0 ii: >a: 0 "'u :I: "" ~ KELLOGGL 1~ ~ WARDLOW ROAD / ~ >f-z -~ :::J ~ 0 u <:,9 LIVINGSTON ~~ 0 <t 0 a: w "'~ w z 0 a, i= ,_ w c.. - ROAD I I 0 <t 0 a: w ~ 0 I I J I ~ -r 7 - - -7 - a: / I vf$ ~-- ,~--- __ HONEYWELL LAKE ROAD ,......1//~2 ~~o iiiiiiiiiiiiiiiiiiiiiiiiiiiiii-----1Mile ROWE ROAD M ilford Township Figure 4.2. Water Bodies and Wetlands HIGHLAND TOWNSHIP, MICHIGAN �■ J I T I..... w "'.., <( :c (/) ii: CLYDE ROAD ;~}. ~ ~ ~ .. -· /NSULALK ~ WOODRUFFLK MIDDLE ROAD - - I ',-:;;J >Iz ::::> 0 u .....,, ROWE ROAD - ~ 1/2 1Mile ,, Milford Township HIGHLAND TOWNSHIP, MICHIGAN r """'1111 �C <( 0 a: w ""_, <( 0 u ~ ;::: C <( 0 a: w C, C cc >a: 0 :c"" u I --9 ~ z ~ Cf) c., C <( 0 0:: w z _," <( > ucii 0 - ~ i❖i: fl HIGHLAND ROAD C <( 0 0:: w C, C cc >- c0 a: 0 ....J u" 0.. ;::: :c J 7 .,- 7 ,- J . . . . . . .1/2 0 lMile Milford Township Figure 4.4 Septic Suitability Areas Unsuitable for Septic Use '·<·,'.·,·.;-.\\ Areas Marginally Suitable for Septic Use HIGHLAND TOWNSHIP, MICHIGAN �■ -, Importance of Natural Features In summary, the natural features of Highland Township provide a framework of constraints and potentials. Figures 4.2, 4.3 and 4.4 indicate areas which should be preserved or at least developed in a sensitive manner. Development has already occurred in many of these areas and water quality problems are evident. The thrust of future development in Highland Township will be directed towards the areas where natural hazards, such as flood-prone areas, wetlands, excessive slopes and lake margins, do not exist. Similarly, areas which contain large wooded tracts should be preserved or developed to retain as much of the natural landscape as possible. These development constraints are strictly functional; the form and character of the township can be maintained if the physical elements are regarded as valuable resources necessary for the public good. The visual assets of Highland Township are directly related to the physical features. An effort to preserve what we see now is important. It is possible to preserve Highland Township's rural character while providing realistic development possibilities for future growth. "'7 42 �------------------------ 7 ,.... J J J 7 .,.. I 7 .,,,.. J 5. VISUAL QUALITY ANALYSIS �5. VISUAL QUALITY ANALYSIS The character of the landscape is the overall visual impression created by its unique combination of natural features. The Visual Quality Analysis is an objective evaluation of the visual aspect of the township's natural features. The Visual Quality Analysis is used in this plan along with the preceding analysis of natural features as a basis for determining future land use. The goal of the Visual Quality Analysis is to define the desired visual quality and identify areas of visual importance within the township. This will form the basis for specifying the type and intensity of future development to retain and enhance the desired visual quality . Methodology The following diagram outlines the methodology of the Visual Quality Analysis. TRAFFIC VOLUMES SEEN ZONES ,.... VISUAL SENSITIVITY ...,., VISUAL IMPORTANCE VISUAL VARIETY J J - J J J J J J The first map prepared in this analysis ranked current traffic volumes along the major roads in the township. A second map plotted and ranked which areas of the township are seen and how they are perceived from the thoroughfares. An overlay of these two maps produced a third map: Visual Sensitivity. A fourth map was developed which ranks the relative variety of the land in the township. The combination of the sensitivity and variety maps produced a fifth map: Visual Importance. The two most important maps, Visual Sensitivity and Visual Importance, are reproduced in this report. Traffic Volumes The character of Highland Township is primarily perceived along the township's major thoroughfares. The first step in the visual analysis is compilation of traffic volumes data for major thoroughfares. The number of viewers is important in determining the importance of what is seen. Current traffic volumes were estimated using 1977 Oakland County Road Commission traffic counts. These counts were increased at a 5 percent compounded rate and ranked in three values. Traffic volumes range from 160 43 �~ .,..... l T vehicles per day along Buckhorn Lake Road to over 20,000 vehicles per day along Highland Road. Each major thoroughfare is grouped according to volume and assigned a value. The highest volume roads are assigned the lowest numerical value. VOLUME VEHICLES/DAY VALUE High Medium Low Over 3,340 1,200 - 3,339 160 - 1,199 1 2 ,... I ~ 3 Seen Zones Three types of seen zones are mapped and ranked for the entire township: foreground, middle ground and background. Foreground zones are areas which the viewer is in. The greatest amount of detail, scale and sensory perceptions are discerned in the foreground adjacent to the major thoroughfares. The extent of the foreground zone varies with the terrain, presence of tree stands and structures and is assigned a numerical value of 1. Middle ground areas provide a visual link between foreground and background. Details and scale relationships are less noticeable to the viewer. Middle ground areas are assigned a value of 2. Background zones are usually least noticed. Much of what exists in the background is not perceived; shapes, details and textures are simplified. Background zones are assigned a numerical value of 3. ZONE VALUE Foreground Middle ground Background -, I r 7 1 2 3 Visual Sensitivity A composite map is produced by overlaying viewer volumes with seen zones. The assigned values for both volumes and seen zones are combined to develop a composite sensitivity map. The sensitivity areas are ranked high, moderate, and low. A map depicting Visual Sensitivity is included in the this component of the Comprehensive Plan. COMPOSITE VALUES VOLUMES AND SEEN ZONES RANK 2 - 3 4 - 5 6 High Moderate Low ASSIGNED VALUES 1 2 3 Areas of high sensitivity are seen by a relatively large number of viewers for a long time or at close range. Areas of moderate sensitivity are seen by a large number of viewers for a moderate amount of time or long C [ 44 C �distance, or by a smaller number of viewers for a long time or at close range. Low sensitivity areas are either not normally seen by the average viewer, or they are only seen for a short amount of time or from a long distance. The areas of highest visual sensitivity are foreground and middle ground zones adjacent to high volume thoroughfares. Visual Variety The variety of the township can be quantified and mapped based on the amount of visual interest perceived in the landscape. The physiography and natural features of the area are major determinants in evaluating the quantity and quality of visual interest. Visual variety is separated into three groups: Priority 1, Priority 2 and Priority 3. Areas which exhibit distinctive variety or contain unique or outstanding features are assigned a Priority 1 value. These areas are generally located around the moraine formations, lakes and some wooded areas. Priority 2 areas exhibit variation of line, form and topography, but are generally common to the area and do not contain outstanding features. Priority 3 areas exhibit a minimal amount of variety in the landscape. These areas have low visual interest, or they have been developed haphazardly or improperly and require some form of physical enhancement. Some of these areas are located along Milford Road south of Middle Road, along Hickory Ridge Road and along Clyde Road east of Hickory Ridge Road. VISUAL VARIETY RANK Priority 1 Priority 2 Priority 3 High Moderate Low VALUES 1 2 3 Visual Importance The Visual Importance map is a composite of traffic volumes, seen zones, visual sensitivity and visual variety. The sum of the composite values from the Visual Sensitivity and Variety maps are combined and plotted on the Visual Importance map. The breakdown of importance priority values is depicted in the following table: J J J J J J J COMPOSITE VALUES (VARIETY &SENSITIVITY) VISUAL IMPORTANCE 3 - 4 Priority Priority Priority Priority 5 6 - 7 8 - 9 1 2 3 4 Priority 1 areas have a composite value of 3 or 4 and are the most visually important areas in the township. These areas contain relatively high degrees of visual variety and are highly sensitive due to the number of viewers and the amount of area seen. Priority 1 areas are primarily 45 �located along Highland Road, Hickory Ridge Road south of Wardlow Road, Milford Road south of Highland Road, Harvey Lake Road south of White Lake Road and around White Lake. Many of these high-priority importance areas, with the exceptions of the lake areas, have minimal physical constraints due to natural hazards or features. Some of these areas have been developed for commercial or residential use while other areas are currently in agricultural production. Some of the Priority 1 areas along Harvey Lake Road and Highland Road in the Highland Recreation Area can be preserved as public open space. Future development in Priority 1 areas should be designed to retain as much open space as is economically feasible. New developments along the major thoroughfares should be of high design quality and should be arranged to maintain the rural character of the township. Where noncommercial developments are proposed in Priority 1 areas with extensive site depth, it may be possible to develop the areas not readily seen while preserving the most visually important areas adjacent to the thoroughfares. Areas rated Priority 2 are generally adjacent to Priority 1 areas and range from distinctive variety with moderate sensitivity to minimal visual variety with a high degree of sensitivity. These areas are generally found along the high volume thoroughfares and include the foreground and middle ground areas. Wherever possible, intensive development should not occur in these areas. From a visual standpoint, developmental modification should not alter more than 25 percent of what is seen. The use of vegetative buffers, berms and sensitive site planning can help achieve this end. Areas rated Priority 3 comprise the largest area of the township. These areas range from distinctive variety with a low sensitivity level to minimal variety and moderate sensitivity levels. Many of these areas are currently vacant or are being utilized as agricultural or large-lot residential areas. Visually, future development within areas of the township s jurisdiction could be developed at a greater intensity than Priority 2 areas without jeopardizing the township's rural appearance. Developments which may alter 50 to 60 percent of the seen area, for example, would not be readily perceived in many cases. Many of the Priority 3 areas are not viewed from any of the major thoroughfares. Priority 4 areas are, for the most part, not seen by the average viewer except for areas within the Highland State Recreation Area. Priority 4 areas are generally agricultural, large-lot residential or vacant, and they have a minimal amount of visual variety with low levels of sensitivity. These areas are generally isolated due to topographic screening or forest barriers. Intensive development could occur in these areas without greatly affecting the visual character of the township. • 1 • The fact that they are frequently seen is insufficient justification for developing all Priority 3 and 4 areas. Areas which are suitable for agriculture or which have extensive woodland should be preserved. Development should respect the constraints imposed by poor soil conditions and other natural features. As development does occur in Priority 3 and 4 areas, attendant road construction will alter the visual priority of portions of these areas. New areas of visual importance will be created. The rural character of these new areas should be protected. 1' I r 46 �J J J J J J -, J oiiii.iialll!"~lllii--------~1 Mile High Moderate Low Figure 5.1 Visual Sensitivity HIGHLAND TOWNSHIP, MICHIGAN �..., ] J .....,112 i i i l ~~--o-------~1Mile Figure 5.2 Visual Importance -Priority 1 Priority 2 Priority 3 Priority 4 HIGHLAND TOWNSHIP, MICHIGAN �_.J J J J J Visual Analysis Summary Development guidelines based on purely physical constraints will not necessarily preserve the rural character of Highland Township. Future development should be guided by the need to preserve visual amenities as well as the need to preserve quality agricultural land and protect natural systems. This is the only way that the goal of preserving the township's rural character can be realized. This visual analysis identifies the areas which are most important to the township's rural visual quality. The future land use and policies components of this plan set forth approaches for preserving the rural appearance of visual priority areas. J .,,.- J J J J J 49 �,..... 6. EXISTING LAND-USE DETERMINANTS �6. EXISTING LAND-USE DETERMINANTS The existing land-use pattern in Highland Township consists of an emerging residential community in an area still primarily containing agricultural, nonurban and undeveloped land. Highland Township was organized as a distinct township in 1835; in 1846 the center of the township contained an unincorporated village with a saw mill near what is now Harvey Lake Road and Highland Road. By 1860 a post office, grist mill, blacksmith, wagon shop and several other small industries had been built in the village. With the coming of the railroad in the early 1870 1 s, the village moved one-half mile to the west near what is now Milford Road and Livingston Road. The new location was known as Highland Station. During the past century the population of the township has grown considerably. During World War I approximately 1,000 people lived in Highland. By World War II the population had doubled to 2,000 residents. By 1980, the population has increased eight-fold to nearly 17,000 residents. There are approximately 5,666 households, 134 commercial businesses and nearly 20 industrial concerns in the township. Table 6.1 depicts existing land-use allocations in Highland Township. TABLE 6.1 EXISTING LAND USE IN HIGHLAND TOWNSHIP J LAND-USE CATEGORY ACRES Agriculture 2,314.6 Single-Family Residential 7,281.9 Multiple-Family Residential 457.4 Commercial and Office 209.7 Industrial 171.5 Institutional and Public 4,123.4 Business-Improved Open Space 276.4 Utility and Communication 2.6 Vacant Land 5,677.0 Transportation Rights-of-Way 1,140.7 Surface Water 1,454.2 Other 1. 9 TOTAL 23,111.3 PERCENT 10.0 31.5 2.0 0.9 0.7 17.8 1.2 0.0 24.6 5.0 6.3 0.0 100.1 Source: Oakland County Planning Commission 1981 land use tabulations based on county assessment records. 51 �:r t Residential Determinants Residential growth originally focused in the "village" center and around the fringes of the lakes. Highland Township contains over 24 miles of shoreline. Approximately 17 miles of shoreline have been subdivided with nearly 12 miles of shoreline developed. Much of this lake development came in the form of summer cottages dating back to World War I. Between 1940 and 1950 many of these cottages were winterized and used for yearround residences. Residential growth increased rapidly during the next three decades. As the importance of agriculture diminished, many of the farms in the area were subdivided into large residential parcels along the major thoroughfares. The residential density pattern began to emerge: small-parcel higher-density subdivisions were concentrated in the central Highland area and around the larger lakes in the township. These areas were surrounded by a ring of agricultural land and large-lot residences on the north and west portions of the township. Many large-lot parcels were developed along private roads scattered throughout the township. A substantial amount of residential development also occurred along Milford Road, the first major arterial road in the township. Three mobile home parks are located in the township. The oldest and smallest dates from the 1960 1 s, and it is located on Hickory Ridge Road south of Lone Tree Road. The other two date from the 1970 s. They are located on Milford Road between Middle Road and Wardlow Road and on Highland Road (M-59) west of Milford Road. The township's three mobile home developments occupy less than two percent of the township s land area and contain over 23 percent of its population. While a general pattern of residential density areas has emerged, there is no definite edge or limit to these areas. Higher- and lower-density areas appear to be scattered throughout the township. 1 1 Commercial and Industrial Determinants Commercial and industrial development also emerged as the population increased. Businesses, once centered in the villages, began to dot the landscape along the major arteries of the township. Increased use of the automobile decreased the need for centralized commercial and industrial development. Small commercial and industrial enterprises have been developed primarily in various spots along Milford Road, along Highland Road (M-59) and along Duck Lake Road near the lakes. The character of commercial and industrial facilities in the township is described in detail in Components 2 and 3 of this Comprehensive Plan. 52 .,. �Public and Semi-Public Determinants Public and semi-public uses comprise over one percent of the township. They include schools, township service facilities, churches and cemeteries. Highland Township contains three elementary schools, a junior high school and a high school. These are operated by the Huron Valley School District. The three elementary schools are: 1) Highland Elementary located on Livingston Road west of John Street; 2) Apollo Elementary located on the west side of Milford Road north of Wardlow Road; and 3) Spring Mills Elementary located on the east side of Harvey Lake Road south of Chevron. These elementary schools are currently operating under capacity due to declining enrollments. Highland Junior High School is located on John Street next to the Township Hall. Milford High School is located on the west side of Milford Road south of Lone Tree Road. The junior and senior high school facilities are both operating over capacity, but the re are no plans for new facilities. In addition to these five school facilities, the Huron Valley School District operates the Duck Lake Center in a former elementary school facility located on the west side of Duck Lake Road north of Jackson Boulevard. The Duck Lake Center houses the school district's media center, the district's adult education program, the district's preschool program and other activities sponsored by the school district. J Township service facilities include the township hall, the township library and three fire stations. The township hall is located on the west side of John Street near the central fire station which is located at the northwest corner of Livingston Road and John Streets. The township library is located in a newly restored historic structure which formerly housed the Highland United Methodist Church. This facility is located at the southwest corner of Livingston Road and John Street. Taken together, the town ship hall, the library and the central fire station constitute the township municipal center. This municipal center area also contains the Highland Township post office which is located between the township hall and the central fire station. The township maintains a second fire station on Duck Lake Road at Dean Drive and a third station on Clyde Road at Buckhorn Lake Road. Highland Township contains several churches. structures dating back to the 1830 1 s. Some are located in historic 53 �Open Space and Recreation Determinants Highland Township contains an extensive amount of land used for recreation purposes. Nearly 16 percent of the township (3,696 acres) is occupied by the Highland Recreation Area. This park is a passive recreation area which extends into White Lake Township and provides for such activities as hiking, camping, horseback riding, hunting, trapping and dog-trial sports. Much of the private land within the ultimate park boundaries is too intensively developed to be practical for public acquisition. The Highland Recreation Area is a development barrier between the major population centers in Highland Township and the westward, suburban-like expansion pressures of White Lake Township. However, the recreation area is a relatively contiguous unit and does not create physical barriers in other parts of Highland Township. Local open space and recreation facilities in Highland Township represent little more than one-half of one percent of the township area. These facilities comprise approximately 155 acres. Local open space and recreation facilities include township parks, a golf course and private lands dedicated for common use. The golf course comprises almost 75 percent of the local open space areas. Additional active recreation and open space areas are located adjacent to the township schools. Local park and passive open space areas are located around Duck, White, Harvey and Dunham Lakes. i 54 �Land-Use Issues Based on analyses of existing land-use determinants, a variety of issues can be established which affect decisions for future land-use allocation in Highland Township. These issues are discussed below. 1. A pattern of residential development has been established in Highland Township over the past century. The lake areas and central village area have been developed at relatively high densities while other areas contain lower residential densities and agricultural uses. No strong demarcation between different residential densities has been established. 2. Population growth and development pressure in Highland Township is inevitable. A certain amount of new housing development will occur on vacant land within existing subdivisions. However, available infill areas will not be sufficient to provide for the expected 50 percent increase in population over the next 20 years . Additional land will be required for smaller-lot residential development to provide for a satisfactory range of housing choices. New residential development can be achieved without destroying the rural character of the township provided such new development is within carefully drawn boundaries. 3. Industrial development has occurred in a number of locations scattered throughout the township. Most of the township's larger industries are centralized along Milford Road north of Highland Road. A substantial amount of vacant land exists between and around many of these facilities. Industrial infill is the most logical use for this area and should be encouraged to help maintain a diversified tax base and to provide additional job opportunities in the township. 4. Commercial development is scattered along the major thoroughfares. Vacant parcels often separate existing commercial and office uses, particularly along Milford Road. The potential for commercial and office infilling should be encouraged to establish stronger commercial districts and to prevent commercial development from spreading into areas where it would be undesirable. 5. The large compact commercial development in the East Highland area is an asset for Highland Township. Some commercial and office infill potential exists in this area and should be encouraged. 6. Additional commercial development should also be encouraged in the Central Highland area near Highland Road (M-59) and Milford Road. This area is central to the township and commercial development here will give the township a more balanced land-use pattern. J J J J J 55 �J J J J J J ~ 7. LAND-USE PLAN �7. LAND-USE PLAN This Component of the Comprehensive Plan contains the Land-Use Plan and analyzes its different elements. Five separate parts of this component describe and analyze residential development, commercial and office development, industrial development, open space and recreation facilities, and potential thoroughfares designed to serve the proposed land-use pattern. Table 7.1 indicates the areas allocated to different land uses. TABLE 7.1 HIGHLAND TOWNSHIP LAND USE PLAN Tabular Summary of Land Uses ACRES 16,014 PERCENT 69.3 8,518 36.8 863 5,033 1,042 175 383 3.7 21.8 4.5 0.8 1. 6 COMMERCIAL Office and Low-Intensity Commercial General Commercial 252 110 142 1.1 0.5 0.6 INDUSTRIAL Restricted Industrial General Industrial 362 282 80 1. 5 1.2 0.3 PUBLIC AND SEMI-PUBLIC 249 1.1 4,097 17.7 683 3.0 1,454 23,111 6.3 LAND USE CATEGORY RES! DENTIAL Agriculture and Rural Residential (10 acre minimum lot size) Agriculture and Rural Residential (5 acre minimum lot size) Medium and Small Lot Residential Open Space Single-Family Residential Multiple-Family Residential Mobile Home Residential J OPEN SPACE AND RECREATION TRANSPORTATION SURFACE WATER TOTAL 100.0 Notes: Public and Semi-Public includes schools, churches, cemeteries, and township facilities; Open Space includes the Michigan Department of Natural Resources Highland Recreation area, township recreation facilities, and private land dedicated to common use; Transportation includes existing and proposed major thoroughfares and railroad rights-of-way. 57 �- ROSE TOWNSHIP - Highland Township Land Use Plan Figure 7.1 ' ~!//({(\):::':} Agricultu~e and Rural [ · ·· ··· ···· ... ..J Residential (10 acre minimum lot si ze ) l\ ::_t/\;:.=i')!:(H=''.J Agriculture and ~ural Residential [. ......,,.,:-.,•::.•·::,·_ (5 ac re mInImum lot si ze ) lll\l\l lI:Il[:[l Medium and Small Lot Residential -- l1:'.'i\7'.W :c~'.U E'Ji1/&n~~ Open Space Residential Multiple-Family Residential Q) -"' 111111111111 Mobile Home Park Residential Office and Low-Intensity Commercial General Commercial ,..... WHITE LAK E Restricted Industrial General Industrial ..,,....l: ~~ ... a Public and Semi:..Public \= r.,,,-=~ !\:: Open Space and Recreation == [ ' · , •..._.] State Recreation Area Planned Boundary L00li" r y r""'-..._...,j Proposed Thoroughfares :::::::•:::::::::::::::::::::::: ······ ······· ····· Central Highland Area .,... • • ~ Highland Road M -59 pd 0 1M ile Robert K. Swarthout, Incorporated �Residential Development The predominant land use in the Highland Township Land-Use Plan is residential development. A total of 16,014 acres (69.3 percent of the township) are reserved for residential use. Five types of residential development are recommended: 1) agriculture and rural residential (with areas designated for both 5 acre and 10 acre minimum lot sizes), 2) medium- and small-lot single family, 3) open space single-family, 4) multiple-family, and 5) mobile home park. It is anticipated that by the year 2000 these residential areas could contain the projected population of 25,363 persons which represents and increase of 2,806 households or housing units. The residential development pattern has been designed to protect the rural character of Highland Township and to provide alternative areas for the development of new housing to meet the demands of a growing population. The majority of residential land has been planned for low-density agricultural and rural single-family development in accordance with the character of the existing residential development pattern. Most of the parcels in these areas will range from 5 to 10 acres; many will be larger. Significant areas have been designated for medium- and small-lot single-family and open space single-family development. These areas will primarily accommodate 1.5- to 5-acre and larger residential parcels. These areas will meet the demand for moderate-sized single-family home sites. The 1.5-acre minimum-lot size will ensure, in most cases, adequate land for long-term septic system sewage disposal. A significant amount of land is designated for higher-density multiple-family and mobile home park development to meet the anticipated demand for such housing. Agriculture and Rural Single-Family Development The Land-Use Plan indicates a total of 9,381 acres (40.5 percent of the township) for agriculture and rural single-family development. Within the agriculture and rural single-family category, specific areas are designated for 10 acre minimum lot sizes and 5 acre minimum lot sizes. These lot sizes will provide a range of choice for those who wish to live in a rural density environment. Existing development in these areas consists of large lot single-family residences, small farms and large undeveloped tracts. Approximately 50 percent of the rural single-family area is currently undeveloped. Agriculture and rural single-family areas provide a nonurban 11 ring 11 around the township in conjunction with the Highland Recreation Area in the southeast portion of the township. This low-density "ring 11 consists of approximately 14 square miles. These areas generally follow Clyde Road to the north, Hickory Ridge Road to the west and Lone Tree Road to the south. Approximately 525 acres or 5 percent of the rural single-family area is located within the boundary of the Highland Recreation Area. Several square miles of land located north of Clyde Road and east of Hickory Ridge Road are currently in farm production. It is the intent of this plan to preserve agricultural land wherever possible. The agriculture and rural single-family areas are generally flat and highly visible from the major thoroughfares. The preservation of agriculture and the development of very low-density single-family parcels in these areas will help maintain the rural character of the township. 61 �7 Medium- and Small-Lot Single-Family Development The Land-Use Plan designates a total of 5,033 acres (21.8 percent of the township) for medium- and small-lot single-family development. These acres are primarily intended to be developed within a range of 1.5 to 5 acres per unit. A lot size of 1.5 acres is recommended for adequate septic system development. Medium- and small-lot single-family residential areas are generally concentrated in the central and eastern portions of the township bounded by Clyde Road on the north, Lone Tree Road on the south and the Highland Recreation Area and township boundary on the east. The western edge of the small-lot residential area is along a line east of and parallel to Hickory Ridge Road. These areas comprise nearly 9 square miles in the township; many locations around lakes are almost entirely developed. Approximately 275 acres (5 percent of the medium and small-lot single-family area) is located within the boundary of the Highland Recreation Area. Of the 5,640 acres designated for medium- and small-lot single-family development, approximately 2,295 acres (40 percent) are currently undeveloped. Many of these undeveloped areas are located in and around previously developed residential subdivisions. Medium- and small lot residential areas preserve and round out the basic character of existing residential developments. These areas will accommodate a substantial portion of the 2,806 additional households anticipated by the year 2000. Open Space Single-Family Development A total of 1,042 acres (4.5 percent of the entire township) are designated for open space single-family development. The open space residential areas are strategically located to allow for the preservation of wetlands, woodlands, slopes and other environmentally and visually sensitive areas. Creative site planning in these areas can preserve the sensitive environmental features through the use of common open space. Preservation of natural features will require the siting of homes on parcels less than 1.5 acres in size, but the overall density of the open space residential areas should usually not be less than 1.5 units per net acre. Adequate area for septic fields will still be necessary. r ~ The Land-Use Plan designates 10 areas throughout the township for open space residential development. These sites are located; 1) on both sides of Milford Road north of Reid Road and Watkins Boulevard, 2) on the north side of Lone Tree Road east of Maryland, 3) on Milford Road between one-quarter and one-half mile south of Livingston Road, 4) on Highland Road (M-59) west of Highland Hills, 5) on both sides of Highland Road east of the railroad right-of-way, 6) on both sides of Wardlow Road west of Highland Greens, 7) east of the railroad tracks and north of Underwood Road and Upper Pettibone Lake, 8) on both sides of Harvey Lake Road south of Lakeview Drive and the elementary school, 9) south of Clyde Road at the intersection of Harvey Lake Road, and 10) north of Wardlow Road west of Duck Lake Road. r 62 w.. �·-·-·-·-·-·~ I i pond ] 20 21 [! _·-·-·-·-·-·-·-·-·-·-·-·-•=--------19 ] i::. ...... future residential development ] ] future residential development r CLUSTER SUBDIVISION CONCEPTUAL DESIGN SINGLE-FAMILY SUBDIVISION CONCEPTUAL DESIGN Total Acres: 31.12 Number of Dwelling Units: 48 in 12 4- unit clusters Dwelling Units per Gross Acre: 1.5 Total Acres: 31.13 Number of Lots: 31 Average Lot Size: 32,500 square feet Largest Lot: 45,000 square feet Smallest Lot: 32,500 square feet Dwelling Units per Gross Acre: 1.0 ] Figure 7.2 . ...:i:: "'0 z Conceptual Plans for Variable Lot Size and Single-Family Attached Residential Development �7 population growth in the County. Since 1980 the population of Highland Township has represented a continuously larger proportion of the total population of Oakland County (see Figure 1.3). Even though the population growth of Oakland County is expected to continue to decrease through the year 2000, Highland Township's population is not likely to represent a much greater proportion of the County's total population, since the township's growth is expected to also begin leveling off. Social Patterns Social patterns, such as size of household and number of children per household, affect population growth. Highland Township and other communities in Oakland County have experienced a nationwide phenomenon, the trend toward smaller households. As seen in Table 1.3, the number of persons per household in Highland Township decreased from 3.62 to 3.22 in the period from 1970 to 1980. Oakland County experienced a decrease from 3.29 to 2.84 persons per household in the same period. The decrease in household size is reflected in school enrollment figures for the Huron Valley Schools. The kindergarten enrollment in school year 1975-76 (birth year 1970) was 775 students. Since then the enrollment has decreased steadily to a low of 629 kindergarten students in school year 1980-81 (birth year 1975). l 7 7 Even though the construction of new housing units has shown a healthy increase in the last ten years, the trend toward fewer children and smaller households has resulted in slower population increases. If the trend toward smaller households continues, it will have a leveling effect on population growth. Economic Factors Economic factors, such as the general state of the Michigan economy, commercial and industrial growth, and the cost of fuel, will affect population growth in Highland Township. The depressed state of the automobile industry has a dampening effect on other facets of the economy. With high unemployment levels and commercial and industrial growth at a low ebb, families are less likely to relocate in more outlying communities such as Highland Township. High interest rates make new homes difficult to afford. New residential construction in Michigan in 1980 was over forty percent below the 1979 building rate. In Highland Township, only 81 building permits were issued for residential construction in 1980, compared to an average of 204 permits per year for the 1970-1979 period. If, as some analysts expect, Michigan's automobile industry does not return to earlier high levels of activity, even after the current downturn has run its course, then long-term residential growth throughout Southeast Michigan will be dampened. r High fuel costs also will continue to affect population growth in Highland Township. People who once may have considered Highland Township or another ....... ,..... ...... ...... 3rl ....... �I J J Residential Development Boundaries The 1980 census enumerated the population of Highland Township at 16,958 persons. The population component for the Highland Township Master Plan projects that the population could grow to approximately 25,363 persons during the next 20 years. The residential development boundaries of the future Land-Use Plan are based on three important factors: 1. New residential development should round out existing residential development to logical boundaries. 2. Sufficient acreage for each residential type is necessary to provide reasonable development alternatives while retaining the rural character of the township. 3. Adequate area in all residential developments will be required to contain the potential increase. of 2,806 new households by the year 2000. Table 7.2 sets forth the additional residential holding capacity of the Land-Use Plan. If all residential areas are 100 percent developed, they could contain approximately 4,498 additional residential units. These additional units would provide a surplus of 1,692 units over and above the year 2000 needs. If all residential areas are only two-thirds developed, they could contain approximately 3,015 additional units, a surplus of 209 units over and above the year 2000 needs. The fact that the plan accommodates a surplus of housing units over and above projected year 2000 needs ensures that developers will have a substantial amount of choice in selecting locations for each type of residential development. This range of choice should benefit new residents. All residential areas will probably not develop at an equal rate. However, the pace of demand will probably be sufficiently balanced between the different residential types to permit an adequate locational choice within each type. Phased Residential Zoning Strategy It is not the intent of the Land-Use Plan that residential areas be immediately rezoned to the indicated densities. Rezoning should occur in a phased manner to prevent 11 leap frogging 11 of development. Rezoning from agricultural/Rural Residential densities to Medium- and Small-Lot densities should occur first in central areas which are immediately contiguous with such development. Only later, when the demand for additional medium and small lot development cannot be met by existing supplies, should more outlying areas be so zoned. 65 �TABLE 7.2 ADDITIONAL RESIDENTIAL HOLDING CAPACITY OF LAND USE PLAN Number of Additional Units Which Can Be Accommodated If Presently Undeveloped Areas Are: I' 100 Percent Developed 67 Percent Developed Agricultural/Rural Residential 1 (10 acre minimum lot size) 200 134 Agricultural/Rural Residential 2 (5 acre minimum lot size) 56 38 Medium and Small Lot Single-Family 3 Open Space Single-Family 4 1,250 838 500 335 Multiple-Family 5 Mobile Home 6 1,500 1,005 992 665 4,498 3,015 ..., ,,. [ I TOTAL Additional Units Needed by Year 2000 2,806 2,806 Surplus (Units which could be accommodated minus units needed): 1,692 209 Surplus as Percent of Additional Units Needed 60% 7% Notes: 1 Based on development of 4,000 additional acres at an average density of 1 unit per 20 acres. 2 Based on development of 450 additional acres at an average density of 1 unit per 8 acres. 3 Based on development of 2,500 additional acres at an average density of 1 unit per 2 acres. 4 Based on development of 1,000 additional acres at an average density of 1 unit per 2 acres. 5 Based on development of 150 additional acres at an average density of 10 units per acre. 6 Based on development of existing mobile home parks at an average density of 5.8 units per acre. r I 7 =1 ,,,.. ..... ..... ...... '!1111111 66 ..... �J Commercial and Office Development The commercial and office land-use pattern has five primary objectives: 1) to strengthen the commercial sector and tax base of the township, 2) to provide adequate convenience, comparison, service and office uses within easy access of population concentrations, 3) to prevent the proliferation of scattered strip commercial development, 4) to promote increased traffic safety by reducing points of conflict between through traffic and commercial oriented traffic, and 5) to improve the visual image of existing commercial areas. The Land-Use Plan provides two categories of commercial development for the township: office and low-intensity commercial development and general commercial development. Commercial land comprises 252 acres (1.1 percent of the entire township) Office and low-intensity commercial areas contain 110 acres, and general commercial areas contain 142 acres. Office and low-intensity commercial areas are intended to accommodate businesses of relatively low-use intensity in comparison to general commercial areas. Restricted commercial and office developments are anticipated in areas which contain shallow sites which back up to residential areas. Such uses may include engineering, legal, accounting or other business offices; and low-intensity convenience and comparison uses such as dry goods, flowers and gifts, tobacco shops, beauty shops, cleaners, photo and art studios, bookstores, furniture stores and interior decorators, jewelry stores, optical retail stores, and sporting goods stores. Banks and medical offices which provide services for these businesses would also be appropriate in office and low-intensity commercial areas. Office and low-intensity commercial development is designated in six general locations in the township: 1. The area on both sides of Milford Road, south of Reid Road and Watkins Boulevard contains 33 acres. An existing dental clinic on the east side of Milford Road is the southern limit of this district. This area contains a car dealership and several small commercial establishments. There is a substantial amount of undeveloped land between existing businesses. 2. The area on both sides of Milford Road north of Lone Tree Road plus the southwest corner of Milford and Lone Tree Roads contains approximately 50 acres. A bank facility and several shopping strips are currently located in this area. A sizable portion of this area is available for commercial infill. 3. The plan provides for a small amount of office and restricted commercial development in the Central Highland area of the township along Milford Road and Highland Road {M-59) north of Livingston Road. 4. A sizable vacant area immediately west of the new Brighton State Bank on Highland Road will provide a highly visible site for commercial and/or office development. This site will be quite narrow after the boulevard construction along M-59 is completed. 67 �r . I "' 5. A 10-acre area along the east side of Milford Road on both sides of Wardlow Road is proposed for office and low-intensity commercial development. This area currently contains convenience food stores, a medical office and a pizza restaurant. A small amount of infill area is available in this district and is opposite a potential multiplefamily area. 6. Office and low-intensity commercial development is designated for the southeast portion of the East Highland commercial district. Several residential structures have been converted for office and commercial uses. This area is highly visible and is located adjacent to proposed and existing multiple-family areas. General commercial uses are primarily indicated in three areas along Highland Road (M-59): 1. 2. The West Highland area at the intersection of Hickory Ridge Road and Highland Road (M-59) comprises approximately 20 acres. This area currently contains an auto parts business and junkyard, a party store, a grocery, a gas station, and a power equipment sales company. The plan does not propose the extension of this commercial area. A small amount of land is currently undeveloped. The Central Highland area at the intersection of Milford Road and Highland Road comprises approximately 50 acres of land. Most of this area is currently undeveloped along the north side of M-59. This area is centrally located in the township and will probably experience commercial development pressure after the completion of the M-59 boulevard project. .... r I 7 ,,.- I 7 1 ~ 3. The East Highland area at the intersection of Highland and Duck Lake Roads is the largest developed commercial area in the township, comprising over 52 acres. A small amount of commercial infill potential exists in this area. The areas surrounding the East Highland commercial district are proposed for multiple-family development. The plan does not propose a significant amount of commercial expansion area in East Highland. I The Commercial-Base Analysis indicates that approximately 178 acres of commercial and office area will be needed by the year 2000. The township currently contains approximately 146 acres of these uses. The Land-Use Plan provides for 252 acres of commercial and office area representing a surplus of nearly 30 percent over year 2000 needs. This land allocation will provide sufficient area for additional commercial and office development alternatives to produce a well-balanced, centralized and compact land-use pattern in Highland Township. """"1111111 68 �J WARDLOW ROAD 0 <t: 0 a: 0 a: 0 LL ....J ~ M-59 ~ NORTH Figure 7.3 200 400 FEET Conceptual Plan for Commercial and Industrial Park Development �• Industrial Development The industrial development configuration in the Land-Use Plan has been designed to enhance the existing centralized industrial development and to help diversify and increase the tax base and employment base of Highland Township. The existing industrial corridor is primarily located along Milford Road north of Highland Road. Existing industrial development comprises approximately 145 acres; the Land-Use Plan provides for 362 acres of general and restricted industry representing a 165 percent increase in land area. The Industrial Base Analysis of the Comprehensive Plan indicates a need for approximately 345 acres of industrial land by the year 2000. The industrial development configuration has been delineated to provide convenient access to M-59. The area is generally surrounded by mobile home, multiple-family, institutional and commercial uses. Approximately 80 acres or 22 percent of all industrial land in the township is intended for general industrial use. The area is currently occupied by a concrete products manufacturing plant. The remaining 282 acres are intended to be developed in restricted industrial uses which would be adjacent to mobile home and planned commercial areas. The Land-Use Plan proposed the development of a new collector thoroughfare which would provide the industrial area with direct access to M-59. ,.,,. 7 r --; I Open Space and Recreation Development The Land-Use Plan does not provide for any significant changes in the patterns of open space and recreation in Highland Township. Approximately 16 percent of the entire township is occupied by the Highland Recreation Area. This area is a tremendous open space and recreation asset. The area does not provide any significant development barriers within the township. The ultimate boundaries for the recreation area were established by the Department of Natural Resources in 1977; boundary extensions are not planned in the future. Local recreation facilities are located around the lake areas of the township and comprise approximately 155 acres. Nearly 115 acres of this category is comprised of the golf course on Highland Hills Drive. Approximately five small local parks are located in various area$ and provide beaches and picnic facilities. Open space and recreation facilities adjacent to the public schools in the township are not included in the total recreation acreage, but they represent a significant amount of open space in close proximity to the population centers of the township. Opportunities for additional open space and recreation areas exist within the proposed open space residential areas. Many of these areas contain amenities which are to be preserved; a number of these open space residential areas can be linked to the Highland Recreation Area, to other open space residential areas and to school recreation facilities by means of hiking, bicycle, equestrian, or cross-country ski trails. Open space residential developments also provide the potential for development of both active and passive recreation areas in the township. 70 7 '!Z'1 1 r �8. LAND-USE POLICIES �8. - LAND-USE POLICIES This section sets forth the land-use policies for the Highland Township Comprehensive Plan. The land-use policies deal with residential, commercial, office, industrial, and open space and recreation land uses. The policies have been stated in a form which is specific enough to provide the planning commission with a basis for decision making, but general enough to remain valid for a reasonable period of years. Residential Development Policies 1. A range of housing types and parcel sizes should be provided to accommodate different income and age groups, household sizes, locational and style preferences. - 2. The size and architectural features of residential buildings within each residential area should be visually compatible. 3. Residential developments should provide adequate light, air, privacy and quietude. 4. Higher-density, multiple-family development should be located in and near visually attractive areas. 5. Residential living areas should be separated from commercial and industrial areas by functional elements such as open space or buffered thoroughfares. 6. Existing housing should be protected from environmental decay through code enforcement and provision of adequate township services. 7. Special emphasis should be placed on the preservation of homes with historic or design interest. 8. Vacant land should be subdivided only when a definite need exists. 9. The development of residential areas should occur in an orderly sequence with the proper provision of public improvements. 10. Residential developments should not be penetrated by major arterial streets. 11. Subdivision design should be encouraged to face away from major thoroughfares. 12. Medium- and higher-density residential areas should be located in proximity to major streets for good accessibility and to prevent extraneous traffic from penetrating low-density residential areas. 71 �• ..., .... 13. Open space pathways and linkages within residential developments should be related to the scenic features, open space and recreation facilities pattern of the township. .... 14. Medium- and higher-density residential areas should be located near the Highland Recreation Area or other open space facilities in order to create a satisfactory environmental balance. - 15. The design of new residential developments should provide for the preservation of existing trees, scenic features and environmentally sensitive areas. 16. New residential subdivisions developed in visually important areas along major thoroughfares should provide adequate open space to help maintain the rural character of the township. I r ~ 17. Pedestrian/bicycle ways should be provided to link residential areas with each other and with commercial and recreation areas. r 18. New residential developments should be designed to ensure that on-site sanitary sewage disposal systems can function properly to prevent contamination of soil, wetlands, lakes and ground water. r 1 1 ~ r ....... ........ r -. -. I 72 �J Commercial and Office Development Policies - 1. Shopping facilities should be clustered in order to strengthen existing corrmercial areas. 2. Convenience shopping facilities should be developed which are easily accessible to residential areas. The development of convenience level facilities in strip development along major arterials should be discouraged. 3. The development of commercial and office facilities should be based upon a realistic determination of market potential so that excessive speculation and abandonment of buildings will not occur. 4. Extension of strip developments along thoroughfares in the township should be discouraged. 5. Commercial development should be concentrated in well deliniated commercial districts, small shopping centers or commercial parks. 6. Incompatible noncommercial uses should be eliminated from commercial areas. 7. Commercial areas should include screenwalls or landscape buffers to minimize undesirable impacts on adjoining residential areas. 8. Commercial shopping and office facilities should be designed to include pedestrian circulation, landscaping and other amenities which create an attractive shopper environment. 9. Architectural compatibility and sign controls should be encouraged in commercial development areas. 10. Early signs of blight and decline in commercial and office areas should be reversed through resolution of traffic ingress and egress problems, prevention of excessive penetration of local driveways into major thoroughfares, elimination of excessive advertising and identification signs, and through provision for improved site planning design and landscaping in remaining developable parcels. New commercial facilities should be subject to site plan review, as should existing facilities which are expanded. 11. A local historic business district with appropriate shopping and office facilities should be encouraged in the Central Highland area. 12. Commercial and office development in the form of adaptive reuse of existing residential structures should be encouraged in the Central Highland area. 13. The township should encourage the maintenance of historically significant structures in commercial and office areas. 14. Hazards such as air, water and soil contamination; noise; and excessive vibration should be controlled by adequate zoning and performance regulations. 73 �• .., Industrial Development Policies 1. The township 1 s industrial development potential should be attained through the provision of sufficient industrial land of suitable quality and location. 2. Industrial development should occur in concentrations unified by land design, structural compatibility and performance characteristics. 3. Industrial areas should be reinforced through improved accessibility. 4. Industrial facilities should be provided with adequate off street parking and loading facilities. 5. Industries desiring a high degree of public exposure should be encouraged to locate in the industrial area adjacent to Milford Road. 6. Industrial land uses should not be scattered among other land uses. 7. Industrial areas should be separated from nonindustrial areas by appropriate open space buffers or other screening methods. 8. Industrial hazards such as air, water and soil contamination; noise; and excessive vibration should be controlled by adequate zoning and performance regulations. 9. Incompatible land uses should not intrude into the industrial area. 10. Industrial uses which pose no threat to the adequacy and quality of ground water supplies should be particularly encouraged. "7 'L, "'"', r r ....... r ...... r ........ 74 �- - Open Space and Recreation Policies 1. A balanced system of recreation facilities should be encouraged. Such a system should include major park and athletic facilities, neighborhood recreation facilities and special facilities such as bicycle, hiking, equestrian and cross-country ski trails for use by the residents of the township. 2. Open space areas should be linked wherever possible in order to create functional relationships. 3. Commercial recreation facilities should be related to the planning and development of public and private open space areas where possible. 4. Open space development should preserve, protect and enhance wooded and scenic areas, unique habitats and environmentally sensitive areas. Such areas can be preserved either through public or private ownership and maintenance and through strategic preservation of open space areas in sensitively-developed residential areas. 5. Open space should be utilized to delineate residenti~l areas, to give individuality and to maintain the rural character of the township. 6. Developers should be encouraged to provide open space and recreation facilities as part of their overall residential development design. 75 �9. THOROUGHFARES AND TRANSPORTATION SERVICES �9. THOROUGHFARES AND TRANSPORTATION SERVICES This component consists of three sections. In the first section Highland Township's existing thoroughfare system is described and analyzed. This section deals with the current state of the roadways in the township, their classification and type of use and existing volumes. The second section deals with the proposed thoroughfare system including anticipated use and volumes and proposed improvements. Consideration is given to anticipated traffic volumes that will result from the optimum development provided for in the Land-Use Plan. This section also contains a description of scenic drives and pedestrian-bicycle greenways in the township. The third section analyzes other modes of transportation which are available to the township and prospects for future service. Existing Thoroughfare System The existing thoroughfare pattern of Highland Township has evolved primarily from one basic highway development factor: the mile road grid pattern. The mile road grid pattern which is predominant in the township reflects the statewide policy of developing access routes along the section lines which date back to the early 19th century survey of the Northwest Territory. This policy of providing access routes along section lines has at times produced seemingly arbitrary road alignment patterns with respect to natural features. However, construction of section line roads has also provided reasonably good access to all points within the state. All of the major thoroughfares in Highland Township are east-west or northsouth roads. In general, there are few problems or interruptions in the township's road network due to road alignment or barriers such as the railroad tracks. Existing Thoroughfare Conditions Access throughout the township is relatively good. All of the major roads in Highland Township, with the exception of Highland Road (M-59), are under the jurisdiction of the Oakland County Road Commission. Highland Road is a state highway which bisects the township from east to west. The major problem which faces the township at the present time is road paving. Many of the roads throughout the township are unpaved. The roads which are currently paved include: Highland Road (M-59), Hickory Ridge Road, Milford Road, Wardlow Road (east of Milford), Harvey Lake Road, Duck Lake Road (north of M-59), Tipsico Lake Road (north of M-59), Livingston Road (to just east of the railroad tracks), Jackson Boulevard, Middle Road. Several subdivision streets around Duck, Woodruff, Harvey and Dunham Lakes are also paved. While the paved roads carry a majority of the traffic in the area, the township has established "priority" roads which will be paved when Oakland County Road Commission matching funds are available. These roads include: Duck Lake Road (south of M-59), Highland Hills Drive, Lone Tree Road, Wardlow Road (west of Milford Road) and Tipsico Lake Road (south of M-59). Several subdivision streets will also be considered for paving when 77 �- .==-- - - ---=--------~----------~- ., funds become available. Once these 11 priority 11 roads are paved, the entire central portion of the township will be more easily accessibile by improved roads. Only the outlying agricultural and residential areas along the north, west and south portions of the township will be served by unpaved roads. Existing Road Classification The roads in Highland Township can be classified into five categories: regional arterials, local arterials, principal collectors, secondary collectors and local roads. Highland Township contains only one regional arterial or state trunkline. Highland Road (M-59) traverses the township in an east-west direction and provides high mobility traffic movement. M-59 connects the cities of Howell and Pontiac to Highland Township and intersects I-96 and U.S. 23 in Livingston County, I-75 and M-53 in Oakland County and I-94 in eastern Macomb County. M-59 is a four-lane divided highway. This is the only four-lane roadway in Highland Township. 78 ,.... I ...., �Local arterials, or county primary roads, serve traffic over moderate trip lengths and at lower levels of mobility than do regional arterials. The Oakland County Road Commission has classified Milford Road, Hickory Ridge Road, Harvey Lake Road, North Duck Lake Road, Jackson Boulevard, Clyde Road and Rose Center Road as local arterials. These roads tend to carry relatively high volumes of traffic and function to distribute traffic within a small geographic area such as the west-central portion of Oakland County. Principal collectors, or county secondary roads, function primarily as collector-distributor roads for relatively large areas. East-west roads which act as principal collectors include Middle Road, Wardlow Road, West Livingston Road, Lone Tree Road, Honeywell Lake Road, White Lake Road, and Rowe Road. The north-south roads which act as principal collectors include South Duck Lake Road, Rose Center Road, Highland Hills Drive and Waterbury Road. The township's principal collectors can be expected to serve as local arterials as ubanization results in heavier traffic volumes. Secondary collectors are also county secondary roads which generally carry lower volumes of traffic. These roads function to provide traffic service between local roads and higher volume routes. Traffic served is generated from a relatively small area or specific attraction such as the Highland Recreation Area. Secondary collectors in Highland Township include Tipsico Lake Road, Fish Lake Road, Buckhorn Lake Road, Reid Road, Pettibone Lake Road, Beaumont Road, East Livingston Road, Cooley Lake Road, Teeple Lake Road, Eagle Road and various other collectors within established subdivisions. In Highland Township it is likely that several secondary collectors which are outside established subdivisions will serve as principal collectors or local arterials as future traffic volumes increase. Local Roads are residential streets and private roads in the township which provide direct access to individual parcels. These roads are primarily located in established subdivisions and connect with other collectors or local arterials. Several county roads classified as secondary collectors could be considered local roads due the low volume and local nature of the traffic they carry. 79 �0 < 0 0: w ...,~ 0 (.) ;;;; ;::: ... 505 726 MURRtJ\ ~ r ,-,um• ~ ~© KELLOGGLK 672 650 1 1r I >z:::, I- 8 2 0 I- 0 < 0 !!; c., " z 5 Cf) -..J ;;;; ~ 5o ---= (.) ~ ~ - - __ \ _~ _/ LONE TREE--f-6::-5::-01- ROAD 716 I I I I J f ~I_ ~~ ~ ~ -=f'- 1---ff?-~ - LAKE _J_ROAD - - iiiiiiiiiiiiiiiiiiiiiiiiiiiiii-: 1Mile . . . . .V~ 2~ o Vehicles Per Day 999 or less Figure 9.1 1981 Traffic Volumes HIGHLAND TOWNSHIP, MICHIGAN 1981 1,000 - 3,000 5,000 10,000 15,000 20,000 -, �Current Traffic Volumes and Capacities The 1981 Traffic Volumes Map presents a graphic illustration of current traffic volumes on Highland Township's major thoroughfares . The indicated 1981 volumes are based on average daily traffic estimates supplied by the Oakland County Road Commission and the Department of State Highways. Most of the basic data were accumulated in 1977 and 1978; estimates for 1981 were derived from the base data and factored up at a rate of 5 percent per year. Highest current average daily traffic volumes occur along Highland Road (M-59) and range between 13,200 and 20,300 vehicles per day. The greatest traffic volumes on Highland Road (M-59) occur between Milford Road and Duck Lake Road. Milford Road also carries a large volume of traffic which ranges from 2,040 vehicles per day north of White Lake Road to 14,867 vehicles between Lone Tree Road and Livingston Road. Along Milford Road the greatest concentration of traffic occurs south of Wardlow Road. Duck Lake Road north of M-59 and Hickory Ridge Road south of M-59 also carry relatively large volumes of traffic ranging from 7,000 to 8,000 vehicles per day. Harvey Lake Road carries approximately 5,300 vehicles per day. In contrast, Beaumont Road is estimated to carry only 60 vehicles per day. The capacity of Highland Township's roads varies according to the level of service they are expected to provide, the distribution of green time at intersections and the types of traffic to be moved. The level of service expected of thoroughfares is the most important factor affecting their capacity. The level of service along Highland Township roads is considered to be a stable flow of traffic with operating speeds and maneuverability restricted but satisfactory. In general, right and left turns each represent 10 percent of total traffic, commercial vehicles represent 5 percent of total traffic, no commercial buses use the roadways and the proportion of green time at any signalized intersection is assumed to be equal in both directions. Under these general circumstances, a one-lane roadway 12 feet wide at a signalized intersection such as Milford Road at Livingston Road will accommodate 463 vehicles per hour. If, as commonly assumed, peak-hour traffic represents 10 percent of total daily traffic, the daily capacity of the 12-foot traffic lane described above would be 4,630 vehicles; the two-way daily capacity would be approximately 9,260 vehicles. These data indicate that two-lane portions of Highland Road (M-59) near Hickory Ridge Road and Milford Road south of Wardlow Road are currently overutilized. The road-widening program being implemented for Highland Road will eliminate this problem; however, Milford Road will continue to experience serious deficiencies. Existing traffic volume estimates indicate that traffic on portions of Milford Road south of Highland Road (M-59) represent one- and one-half times the service level capacity. However, road widening is not possible in the vicinity of Milford and Livingston Roads due to the locations of existing structures and there are no plans for future road expansion at the present time. 81 �0 C 0 .... 0:: w C ""1 0 !:? r fj:: 1,100 ,9- ., .,:: 1,000 M URRA,1\ ~ ~ ~ 'l) II <: ~ ~ ~... 1 ,.c=n• KELLOGG LK t If' ~-"'""' ~ WOODRUFFLK r-- rI >z 1- ::> 0 u ,.w ... <( 0 w 0 ..... z 0 "'I-j:: 0 <r 0 ~ ,.. ~ ,F ~ 0 ~ CV) ::, '° ,3 / ~ ~ "' o ~ +::.~ ~~ -- ~ ..."' -1- ._,__ r.:::; - I;:"~-=- g C ~";;;) ~?. L-----::-:::,-- COOLEY LAKE ROAD Figure 9.2 Vehicles Per Day 999 or less 1,000 - 3,000 5,000 10,000 15,000 20,000 2000 Traffic Volumes HIGHLAND TOWNSHIP, MICHIGAN �Future Traffic Volumes and Needs Projected traffic volumes are needed to determine the anticipated service levels and capacities along Highland Township's thoroughfares by the year 2000. Traffic volume projections are derived from three sources. Future volumes for M-59 have been estimated by the State Department of Highways. The Southeast Michigan Council of Governments Long Range Planning Division has projected traffic volume increases for Hickory Ridge Road and Milford Road utilizing regional-scale computer modeling techniques. The vehicles per day projections utilized in this analysis are based on SEMCOG peak hour projections. The Milford Road projections have been adjusted downward to reflect proposed improvements to Duck Lake Road not considered by the SEMCOG projections. Future traffic projections for the remaining township thoroughfares were prepared by the consultant using 1981 traffic volume estimates as a base. The map on the following page indicates projections for year 2000 traffic volumes on Highland Township's thoroughfares. The State Department of Highways projections for Highland Road (M-59) indicate a 30 to 60 percent increase in traffic volumes over the next 20 years. Traffic volumes along M-59 will continue to be the highest in the township; future projections range from 21,000 to nearly 26,000 vehicles per day, representing a 30 to 60 percent increase over existing volumes. The current road-widening effort along M-59 is being implemented to increase the service levels and capacity of the highway. J As indicated on the map, Milford Road will be carrying volumes of surface street traffic second only to those on M-59. Traffic volume increases are estimated to average between 50 and 125 percent over the next 20 years. The projections indicate a range in traffic volumes of between 4,000 and 19,200 vehicles per day. The largest percentage increases are expected to occur north of Wardlow Road; however, the greatest traffic volumes will continue to occur south of Wardlow Road. These data indicate that serious deficiencies will continue to exist and will become greater along Milford Road south of Wardlow Road unless the service level of the roadway is increased in the future. The SEMCOG data indicate that large volumes of traffic, ranging between 12,000 and 13,000 vehicles per day, will travel along Hickory Ridge Road south of M-59. Overall, traffic volumes along Hickory Ridge Road are expected to increase an estimated 80 percent over the next 20 years due to anticipated development in the area. These estimates indicate a potential deficiency in the future level of service at the intersection of Hickory Ridge Road and M-59. 83 �Traffic volume projections for the remainder of the township's major thoroughfares were developed based on several assumptions. Most of the major thoroughfares will be used for local traffic. The number of households residing in Highland Township is expected to increase 50 percent by the year 2000 based on the Land-Use Plan. This estimated increase in population may generate similar increases in traffic along many of the thoroughfares. Vacant areas in the township will experience a substantial increase in dwelling units or households over current conditions. Traffic generation along various roads will increase at a relatively greater rate than others which serve previously developed areas. Future paving of gravel roads will also encourage increased traffic utilization and will result in greater percentages of volume increases. It is anticipated that future traffic volumes will increase between 50 and 150 percent along the township's thoroughfares. The largest percentage increases are expected along North Duck Lake Road (over 400%), East Wardlow Road (150%), Lone Tree Road (100% to 150%) and Middle Road (100%). Most of the other thoroughfares should experience traffic volume increases of 50 percent. Projected traffic volumes along North Duck Lake Road between Jackson Boulevard and M-59 may range from 11,000 to 12,000 vehicles per day representing an estimated increase of 50 percent. These projected traffic volumes indicate serious deficiencies will occur unless the service level and capacity of the roadway can be increased near M-59. Harvey Lake Road is expected to carry as many as 8,000 vehicles per day by the year 2000, representing a 50 percent increase. This traffic projection suggests that Harvey Lake Road will be the fifth largest traffic carrier in the township (exceeded only by M-59, Milford Road, Hickory Ridge Road, and North Duck Lake Road) and volumes will approach the established capacity limit of 9,260 vehicles per day. All other thoroughfares in the township will be able to adequately serve the traffic volumes projected for the year 2000. Proposed Thoroughfare Development In addition to the existing rectilinear thoroughfare network in Highland Township, the Land-Use Plan provides for the development of a new thoroughfare to be approximately 1 3/4 miles in length and to act essentially as a north-south mile road located halfway between Milford Road and Hickory Ridge Road. The proposed thoroughfare will extend Fry Road to the south and thus will link Middle Road and Highland Road. The configuration of the thoroughfare is shown schematically on the Land-Use Plan. The actual roadway configuration should respect the terrain and scenic views from Middle Road to Highland Road (M-59). It would be desirable for this roadway to be a county thoroughfare; however, sections of the road will probably necessitate private expenditures by develope rs in Highland Township. It is unlikely that the Oakland County Road Commission will be able to fund such a facility in the foreseeable future. The thoroughfare could be constructed in phases which would coincide with the development of future residential areas. 84 f �The Land-Use Plan proposes a new industrial collector thoroughfare which will link Wardlow Road with M-59. This collector thoroughfare will enable industrial traffic to reach M-59 with minimum disturbance to residential areas. Scenic Drives Many of the thoroughfares in the township could be considered scenic drives. Most of these roads are currently unpaved and pass through gently rolling and wooded rural areas. Many of these areas are either undeveloped, contain large-lot residential parcels, or are located in the Highland Recreation Area. If the concepts set forth in the Natural Features and Visual Quality section of this plan are implemented, thoroughfares such as Clyde, Middle, Wardlow, Lone Tree, Rowe, Tipsico Lake, Honeywell Lake, Fish Lake and Buckhorn Lake Roads will retain much of their natural beauty. This can be accomplished even if the roads are surfaced. Thoroughfares located in and around the Highland Recreation Area (including Reid, Pettibone Lake, Beaumont, Cooley Lake, Teeple Lake, Duck Lake and Waterbury Roads) will not feel the pressures of future development and are assured of retaining most of their scenic qualities. Pedestrian-Bicycle Greenways Highland Township should consider the development of pedestrian-bicycle "greenways" or people paths which are physically separated from vehicular thoroughfares. A hard-surfaced off-road system would, ideally, link higher-density residential areas along heavily traveled thoroughfares to the Highland Recreation Area, schools and some commercial centers. Such a system should be considered along Milford Road between Middle Road and Watkins Boulevard, along Highland Road (M-59) between Livingston Road and Duck Lake Road, and along Duck Lake Road between Jackson Boulevard and M-59. In these cases, the system is adjacent to the most heavily traveled thoroughfares, but in many presently undeveloped areas which are proposed for open space and small-lot residential developments these paths could be planned as an integral part of major developments. Other Transportation Services Mass transit service for Highland Township is currently provided by the Southeast Michigan Transportation Authority which operates two types of buses in the area. SEMTA operates Park-and-Ride services in the area which allows commuters to drive to the designated lots for bus service connections to Detroit. There are no Park-and-Ride lots in Highland Township. Parking lots are currently located at Halstead Road and Grand River in Farmington Hills, at Pine Lake Mall on Lone Pine and Orchard Lake Roads, and at Orchard Mall on Maple and Orchard Lake Roads. An additional Park-and-Ride lot is proposed in Novi near I-96; however, no lots are proposed for Highland Township in the future. 85 �__;w 1 ... SEMTA also provides small bus services which are connector routes serving a limited region. This service utilizes one 12- to 18-passenger bus which operates between Milford, Highland and Pontiac. At the present time there are three round-trip routes operating daily; curb-to-curb service is offered primarily for the elderly and handicapped. It is unlikely that additional routes will be developed in the foreseeable future; however, up to 2 additional buses may be added on-line depending upon future demand. Detroit Metropolitan Airport is the closest airport to Highland Township which offers scheduled commercial passenger and freight service by the major carriers. Oakland-Pontiac Airport, located on Highland Road (M-59) in Waterford Township, offers a wide range of private charter flights for passenger and freight service. Scheduled passenger service at Pontiac Airport has not been successful in the past, but may be possible in the future as demand for passenger service grows. Pontiac Airport also provides for a large number of corporate and recreational flights. Pontiac Airport is growing and will probably provide a much wider range of services in the future. Based on the number of business-oriented flights, Pontiac Airport is currently rated second only to Chicago's O'Hare Airport. The Chesapeake and Ohio Railroad passes through Highland Township; however, there are currently no facilities for passenger or freight rail service in the area. The C &0 Railroad does not plan any of these facilities in the future in or around Highland Township. I I 86 r �J ft1qhltn~ foamshtt l1'1rttrt:t 10. COMMUNITY FACILITIES �10. COMMUNITY FACILITIES The Community Facilities component consists of seven parts. The first part analyzes existing and future personnel and space requirements for township offices and departments. In analyzing and projecting personnel and space requirements, consideration has been given to departmental functions, current personnel and space utilization, and interdepartmental and public relationships. Comparison of future space requirements with the existing requirements provides a basis for recommendations on the future need to increase its capacity. The second part consists of an evaluation of township fire protection and public safety needs. Existing fire facilities are analyzed. Projections of future needs are based on development proposals contained in the Land-Use Plan. The population of the township is expected to increase by 50 percent by the year 2000. The existing public safety services by the Oakland County Sheriff's Department are also analyzed. The third part contains an analysis of existing and future school facility needs. The fourth part consists of an evaluation of existing and proposed library services provided by the township. The fifth discusses water, sanitary systems, and solid waste disposal needs. The sixth part evaluates health care facilities serving the township. The last part analyzes open space and recreation facilities. TOWNSHIP OFFICES AND DEPARTMENTS The existing township hall occupies approximately 5,758 square feet on a 1.8 acre site located on the west side of John Street. The building is a one-story concrete block and brick veneer structure which houses the principal departments of the township government. The location of the township hall is nearly perfect with respect to the expected township development pattern. The facility is located in the heart of the population and economic center of the township. Space Analysis and Projection Methodology In preparation of the Community Facilities Component, the firm conducted interviews with township personnel to determine general functions, support facility needs, and future personnel and space requirements for each department. Information obtained from interviews and questionnaires was supplemented by on-site space analysis by the consultant to determine future space requirements for township departments. In projecting the future space requirements, consideration was given to anticipated 1990 and year 2000 personnel needs, and the experience of the consultant in other areas of similar size and growth potential. 87 �0 <t 0 a: w "'..,<t 0 r u iii ll. .:: '='a 0 <t 0 a: w MURRAYLK ~ (!) 0 ii: > a: 0 "'u :i: ~ KELLOGGL 0 <t 0 a: > a: u ::, a, a: >fz w i n ::J 0 1r ~ u - I .-.-., _j I I C <t 0 \ I a: I ~ ~ I I ~ ~ ~~ )? •~. ,L,)!t-- 0--------.;;;j1 ~ 112 - . - ~ ~. . • Schools • Fire Stations .,,,,.,.,.,,, ~~ ~ ~-::i. ." r 0 I;::,-~ ,,.,.,.,.,.,,.,,.,~~~~i.,.,.,.,.,lj\J~,.,,.,.,.,~ EU Mile ♦ Township Hall ■ w . Figure 10.1 Community Facilities and Pipelines HIGHLAND TOWNSHIP, MICHIGAN Library Pipeline Easements r �Uniform Space Allocation Standards Existing and projected office and departmental space requirements are based on uniform standards. The space assignment standards in Table 10.1 indicate typical space allocations pertaining to various types of unit equipment, work stations, private offices, and conference rooms. Space allocations for the various items include the area required for equipment utilization and the need for access to and circulation around the equipment. For example, in departments requiring counter space, file space requirements were reduced by assuming the use of under-counter file cabinets. Work station spaces allocations were based on the types of equipment commonly grouped together for the use of one clerical or technical employee. Private office space allocations were based on the positions of the occupant, functional job requirements, and the nature and frequency of office conferences. Conference room space allocations were based on the number of persons the various rooms were intended to serve. In addition to the standard space allocations assigned to units of equipment, work stations, offices and conference rooms, the departmental space projections were also based on the intradepartmental circulation space needed to make all functional components work together. TABLE 10.1 SPACE ASSIGNMENT STANDARDS ITEM SQUARE FEET REQU,IRED Equipment Desk Table Drafting Table Legal File Letter, Card, or Lateral File Roller File Hori zonta 1 Pl an File Vertical Plan File Shelf Unit Storage Cabinet Work Stations Clerical Clerical with Side Chair Clerical with Reference Unit such as Table or Credenza 44 44 63 11 9 6 38 18 12 15 44 55 64 Private Offices Department Head Other Personnel 150 104 Conference Rooms Six-Place Twelve-Place 156 260 89 �-I TABLE 10. 2 SUPERVISOR'S OFFICE EXISTING AND PROJECTED PERSONNEL AND SPACE REQUIREMENTS EXISTING NO. SQ.FT. PERSONNEL Supervisor Superintendent Assistant Superintendent Personnel Director Purchasing Agent Clerical-Typists SUPPORT FACILITIES Reception Area Files Shelf Storage Storage Cabinet Microfilm ReaderPrinter Conference and Meeting Hall INTRADEPARTMENTAL CIRCULATION SPACE FUNCTIONAL SPACE REQUIREMENT I 2000 1990 NO . Sq--:-rr:- 1 208 NO. sq--:-rr:- 0 1 1 208 52 0 0 1 52 0 1 52 1 52 0 1 1 52 99 1 52 154 1 0 208 55 50 11 24 1,389 2 3 '7' 50 84 48 12 50 168 96 22 22 1,389 1,545 24 .,..,.. I ,,.. ,. r I 66 78 90 1,803 2,094 2,411 Note: Projected personnel requirements are based on interviews with township personnel and on the experience of the consultant in other communities. Future personnel levels will be less than indicated in the Table if township population growth falls short of expectations or if budgetary constraints require a lower level of township services than would be expected from past experience. I ,,,... I ~ r I ~ r 90 �Office of the Township Supervisor The supervisor works with the Board of Trustees, of which he is chairperson, to establish general administrative policies for the township. He serves on a full-time basis with the aid of a clerical-typist. The supervisor is responsible for preparing the township budget, serves as chief personnel manager of the township and is the legal agent of the township. The supervisor's office provides liaison between township government and the people of the township. Personnel and space requirements for the supervisor's office are indicated in Table 10.2. Existing 1990 and 2000 needs are specified. Future personnel projections for the supervisor's office reflect the need to provide township government with additional policy, budgetary and management direction. Growth in the township will probably require the addition of a personnel director and a purchasing agent by 1990 and a superintendent and assistant superintendent by the year 2000. Future space requirements for the supervisor's office and other offices are based on the support facilities utilized as well as the number of personnel. By the time the department is expanded to include a superintendent and other administrative personnel, it should have its own reception area. The supervisor's office should be provided with a large conference room as well as a meeting hall. The conference room and meeting hall will serve working meetings of the Township Board of Trustees and the various township commissions as well as the needs of the staff. Total space requirements for the supervisor's office will increase to approximately 2,094 square feet by 1990 and 2,411 square feet by 2000. These increases are due to projected increases in administrative personnel and support facilities. 91 �TABLE 10. 3 CLERK'S OFFICE r I "'"'J EXISTING AND PROJECTED PERSONNEL AND SPACE REQUIREMENTS PERSONNEL Township Clerk Deputy Cl erk Chief Accountant Assistant Accountant Clerical-Typists SUPPORT FACILITIES Counter/Reception Area Files Shelf Storage Storage Cabinet Vault Storage Microfilm ReaderPrinter INTRADEPARTMENTAL CIRCULATION SPACE FUNCTIONAL SPACE REQUIREMENT NO. EXISTING SQ.FT. 1 1 228 120 0 0 1 1990 NO . SQ--:Tf:"" 1 1 1 228 164 104 1 1 1 228 164 104 1 154 3 64 218 0 55 2 2000 NO . SQ--:Tf:"" 78 108 108 55 115 177 48 24 30 30 60 60 22 44 64 76 88 600 1,055 1,363 Note: Projected personnel requirements are based on interviews with township personnel and on the experience of the consultant in other communities . Future personnel levels will be less than indicated in the Table if township population growth falls short of expectations or if budgetary constraints require a lower level of township services than would be expected from past experience. ry ,,,.,1 1---, .,.. ,,,I I ~ r ' ....... r I II ...... 92 �Office of the Township Clerk The primary work load of the township clerk includes keeping township government records, registration of voters, supervision of elections and various bookkeeping functions. The clerk currently maintains a private office. The deputy clerk and clerical-typist occupy work stations in the open office area in the center of the township hall. The clerk's office provides record keeping services which link it to practically every department and office of township government. The reception and work area of the clerk's office is currently insufficient. The eventual relocation of this department should provide a larger reception area and increase the work space by 70 percent. Future personnel and space requirements for the clerk's office are indicated in Table 10.3. Future personnel requirements for the clerk's office will be directly related to work load increases associated with the projected 50 percent growth in population. It is expected that the township clerk will require the assistance of a chief accountant and one additional clerical-typist by 1990. By 2000, an assistant accountant and one additional clericaltypist will be needed. Future space requirements for the clerk's office are dependent upon support facilities utilized by the office as well as upon the personnel complement needed to carry out responsibilities assigned to the clerk. The clerk's office will utilize a growing amount of file storage and vault storage. By 1990 the clerk's office will require more space, and by 2000 the department will require approximately 1,363 square feet. 93 �TABLE 10.4 TREASURER's OFFICE EXISTING AND PROJECTED PERSONNEL AND SPACE REQUIREMENTS NO. PERSONNEL Treasurer Deputy Treasurer Clerical-Typists SUPPORT FACILITIES Counter/Reception Room Files Shelf Storage Vault/ Safe Storage INTRADEPARTMENTAL CIRCULATION SPACE FUNCTIONAL SPACE REQUIREMENT EXISTING SQ.FT. NO. 1990 SQ~ NO. 1 1 2 150 128 108 1 1 3 .... 2000 SQ~ ,..... 1 1 136 84 0 150 128 163 32 32 48 52 12 72 24 72 39 63 63 125 56 68 80 435 645 805 Note: Projected personnel requirements are based on interviews with township personnel and on the experience of the consultant in other communities. Future personnel levels will be less than indicated in the Table if township population growth falls short of expectations or if budgetary constraints require a lower level of township services than would be expected from past experience. r r 1 1 r- r r ~ ~ r ~ r I ~ 94 rI I �Office of the Township Treasurer The treasurer is responsible for rece1v1ng and disbursing most funds necessary for operating the township. Future personnel and space projects are indicated in Table 10.4. Future personnel projections for the treasurer's office are based on anticipated growth in the work load required to meet the responsibilities of the department. It is projected that the treasurer's office will add two clerical-typists by 1990 and a third clerical-typist by 2000. Space requirements for the treasurer's office are based upon the support facilities utilized by personnel as well as the number of personnel. The treasurer currently maintains a private office; the deputy treasurer and seasonal clerical-typist occupy work stations in the office area. The treasurer's office will continue to require a small amount of counter and reception space to accommodate persons paying tax bills and other fees. During the planning period, file storage and vault space requirements will double. The department will require 645 square feet of functional space by 1990 and 805 square feet by 2000. 95 �- , I --, ,,... ~ TABLE 10. 5 ASSESSING DEPARTMENT EXISTING AND PROJECTED PERSONNEL AND SPACE REQUIREMENTS PERSONNEL Department Head Assistant Department Head Appraisers Assistant Appraisers Clerical-Typists SUPPORT FACILITIES Counter/Reception Area Files Shelf Storage Cabinet Storage ! I I ! I INTRADEPARTMENTAL CIRCULATION SPACE FUNCTIONAL SPACE REQUIREMENT 2000 NO . SQ--:-rr:- EXISTING SQ.FT. NO. 1990 SQ--:-rr:- 1 136 1 150 1 150 0 1 57 2 104 1 3 104 148 1 0 57 1 1 64 64 1 2 119 NO. 0 64 12 251 24 15 24 335 36 30 24 448 60 45 40 62 74 592 869 1,236 Note: Projected personnel requirements are based on interviews with township personnel and on the experience of the consultant in other communities. Future personnel levels will be less than indicated in the Table if township population growth falls short of expectations or if budgetary constraints require a lower level of township services than would be expected from past experience. ,,.. r ,....... J ..... ,- ....... 96 - �Office of the Township Assessor The assessor's office is responsible for the township assessment and tax rolls and property appraisals. Activities carried out in the assessor's office are primarily clerical in nature. The assessor's office is comprised of a department head, property appraiser, and appraiser aid. In order to prepare assessment and tax rolls, the assessing department has extensive contact with all of the other township departments. Future personnel and space requirements for the assessor's office are indicated in Table 10.5. Assessing department personnel and space projections are based on expected growth over the next 20 years. By 1990, the assessing department will require one clerical-typist and one additional appraiser. By 2000, it is expected that an assistant assessor, another appraiser, and an additional clerical-typist will be needed. Space requirements of the assessor's office will be determined by the support facilities utilized by the department as well as by the size of the department. Existing counter and reception space will continue to be needed to serve visitors inquiring about assessments. File storage requirements will be extensive and will grow as the township grows. By 1990, the assessing department will need 869 square feet and by 2000, the department will require approximately 1,236 square feet. 97 �,,.... TABLE 10. 6 BUILDING DEPARTMENT EXISTING AND PROJECTED PERSONNEL AND SPACE REQUIREMENTS NO. PERSONNEL Department Head Assistant Department Head Inspectors Clerical-Typists SUPPORT FACILITIES Counter/Reception Area Files Pl an Fil es Shelf Storage Cabinet Storage I INTRADEPARTMENTAL CIRCULATION SPACE FUNCTIONAL SPACE REQUIREMENT I NO. 1990 SQ.FT. NO. 2000 SQ. FT. 91 1 150 1 150 64 47 0 3 1 127 64 1 4 2 104 171 108 EXISTING SQ.FT. 1 -,, ........ ~ 0 2 1 12 30 64 128 36 12 30 64 172 36 24 30 74 86 98 521 761 1,061 64 95 Note: Projected personnel requirements are based on interviews with township personnel and on the experience of the consultant in other communities. Future personnel levels will be less than indicated in the Table if township population growth falls short of expectations or if budgetary constraints require a lower level of township services than would be expected from past experience. ,.... "7 ~ !I""" ~~ ----~ 9 ,,-- I r r r 98 I �Office of the Township Building Department The building department is charged with evaluating new construction and proposed additions to existing buildings within the township to ensure that codes and ordinances are followed in the design and construction of buildings. Department personnel inspect buildings under construction to ensure that approved plans are properly followed. The department carries out structural, plumbing, and sewer inspections. Building department personnel consist of one department head, two part-time inspectors and one clerical-typist located in two offices. The building department has a close functional relationship with the zoning and planning department, the clerk's office, and the assessor's office. The building department provides up-to-date information needed by the assessor to keep the assessment rolls current. The future personnel and space requirements for the building department are indicated in Table 10.6. Future personnel needs in the building department will be directly related to building activity in the township. Projected population growth indicates substantial building activity throughout the next two decades. The building department is currently staffed by a department head, two part-time inspectors and one clerical-typist. An additional inspector will be needed by 1990, and by 2000, an assistant department head, one inspector, and one more clerical-typist will be required. Future space requirements for the building department are determined by support facilities utilized by the department as well as by the personnel complement needed to carry out department functions. One of the major space requirements will be adequate file storage. A total of 761 square feet will be needed by 1990 and 1,061 square feet will be required by 2000. 99 �TABLE 10. 7 ZONING AND PLANNING DEPARTMENT EXISTING AND PROJECTED PERSONNEL AND SPACE REQUIREMENTS NO. PERSONNEL Zoning Administrator Assistant Zoning Administrator Enforcement Officer Clerical-Typists SUPPORT FACILITIES Counter/Reception Area Fi 1es Pl an Fil es Shelf Storage Cabinet Storage Conference Room INTRADEPARTMENTAL CIRCULATION SPACE FUNCTIONAL SPACE REQUIREMENT 2000 NO . SQ--:-rr:- EXISTING SQ.FT. NO. 1990 SQ--:-rr:- 64 1 150 1 150 1 64 1 64 1 2 55 2 108 99 3 165 1 0 1 1 44 64 48 31 48 18 56 12 12 30 45 48 53 74 12 60 60 72 84 371 652 813 42 Note: Projected personnel requirements are based on interviews with township personnel and on the experience of the consultant in other communities. Future personnel levels will be less than indicated in the Table if township population growth falls short of expectations or if budgetary constraints require a lower level of township services than would be expected from past experience. r ......, r ---, r 100 �Zoning and Planning Department I I ' The zoning and planning department is staffed by the zoning administrator, an enforcement officer, and one clerical-typist. The department has the responsibility for enforcing the requirements of the township zoning ordinance, general township ordinances, and other ordinances, and for executing policies set by the township planning commission and the township board. The department will also be responsible for implementation of the Comprehensive Plan. The zoning and planning department will have frequent contacts with the building department and clerk's office, as well as the public . As the township continues to develop, the department will receive many public inquiries and visitors seeking information about zoning and development issues. The future personnel and space requirements for the zoning and planning department are indicated in Table 10.7. Projected increases in department personnel are based on the need to provide a full range of services as the township's population continues to increase. By 1990, an assistant zoning administrator and one additional clerical-typist will be needed; by 2000, the department will require a second enforcement office and a third clerical-typist. Future space requirements will increase due to the staff additions and the needed support facilities. Existing counter and reception space should be adequate during the planning period. The largest space requirements will be adequate file and cabinet storage facilities. The department should also have access to a conference room which would be utilized by the other departments. By 1990, the department will require 652 square feet; approximately 813 square feet will be needed by 2000. 101 �r . 7 TABLE 10.8 ENGINEERING DEPARTMENT r f PROJECTED PERSONNEL AND SPACE REQUIREMENTS PERSONNEL Chief Engineer Engineer Draftsman Clerical-Typists Field Personnel SUPPORT FACILITIES Counter/Reception Area Fil es Plan Files Shelf Storage Cabinet Storage Field Equipment Print Machine INTRADEPARTMENTAL CIRCULATION SPACE FUNCTIONAL SPACE REQUIREMENT NO. 1990 SQ~ 1 104 0 0 0 0 NO. 2000 SQ~ 1 1 1 1 1 150 104 86 44 44 24 12 48 24 38 14 76 36 15 50 14 46 58 307 749 24 15 30 Note: Projected personnel requirements are based on interviews with township personnel and on the experience of the consultant in other communities. Future personnel levels will be less than indicated in the Table if township population growth falls short of expectations or if budgetary constraints require a lower level of township services than would be expected from past experience. 102 ~ - r �Engineering Department It is expected that the township will staff an engineering department by 1990. This department will be responsible for supervising future public works projects, and it will help in reviewing site plans to ensure that proper attention is given to drainage and environmental issues. I I I I Future personnel and space requirements for the proposed engineering department are indicated in Table 10.8. At an early stage of staffing the department might include a chief engineer who may utilize space within the building department. However, a separate area should be provided for the engineering department in close proximity to the building department, zoning and planning department and the supervisor's office. By 2000 it is expected that the engineering department will require an engineer, a draftsman, a clerical-typist and field personnel. Space requirements for the engineering department will include counter space, file and shelf storage, and cabinet and field storage facilities which will increase as the township continues to grow. The engineering department will also require a black-line machine which will be shared with the zoning and planning department and possibly the building department. By 1990 the functional space requirement for the proposed engineering department will be 307 square feet. The functional space requirement will grow to 749 square feet by the year 2000. Township Maintenance Department The Township Maintenance Department consists of one maintenance worker whose primary duties are related to interior and exterior cleaning and maintenance of the Township Hall and the Township Library. The maintenance worker cleans the interior of these buildings, maintains lawns and plants, removes snow and carries out minor repairs. The Maintenance Department utilizes a work room in the Township Hall. The Maintenance Department is expected to increase to two employees by 1990 and three by the year 2000. The Maintenance Department utilizes a 44 square-foot work room. Space needs are expected to increase to 64 square feet by 1990 and 104 square feet by the year 2000. The personnel and space requirements for the Maintenance Department are set forth in Table 10.9 along with a summary of the needs of all other departments. J ' 103 �Township Hall Existing and Required Functional Space Table 10.9 depicts a listing of existing and projected space requirements for the township hall. Functional space currently available equals 5,054 square feet. This total does not include mechanical or utility rooms or rest rooms. The existing functional space requirement is 4,322 square feet. Functional space requirements will grow to 6,383 square feet by 1990 and 8,438 square feet by 2000. The 6,383 square feet required by 1990 represents a 50 percent increase over the 4,322 square feet indicated for 1982 needs. This increase is 20 percent more than can be accommodated in the existing 5,054 square foot township hall. The 8,438 square feet required by 2000 represents a 96 percent increase over 1982 needs; it also represents a 67 percent increase over the total functional space available. ,..-- TABLE 10. 9 TOWNSHIP GOVERNMENT FUNCTIONAL SPACE REQUIREMENTS EXISTING SQ FT Supervisor's Office 1,803 Clerk's Office 600 Treasurer's Office 435 Assessing Department 592 Building Department 477 Maintenance Department 44 Zoning/Planning Department 371 Engineering Department FUNCTIONAL SPACE REQUIREMENT 4,322 FUNCTIONAL SPACE AVAILABLE 1990 SQ FT 2,094 1,055 645 869 717 64 652 307 2000 SQ FT 2,411 1,363 805 1,236 957 104 813 749 6,383 8,438 5,054 Note: Functional space excludes mechanical/utility rooms and rest rooms. Projected personnel requirements are based on interviews with township personnel and on the experience of the consultant in other communities. Future personnel levels will be less than indicated in the Table if township population growth falls short of expectations or if budgetary constraints require a lower level of township services than would be expected from past experience. --, --, 104 --, ------' �FIRE SERVICES AND PUBLIC SAFETY Fire Services Fire protection in Highland Township is provided by a volunteer fire department. The township contracts with the Highland Township Fire Association to provide manpower for the operation of the fire fighting and emergency rescue equipment. The volunteer fire department is funded through a 1-mill levy which provides approximately $160,000 per year for fire protection. The current fire department consists of 52 members and 14 vehicles which are located in three stations. The main station is located on Livingston Road near John Street. The second station is located on Duck Lake Road at Dean Drive. The third station is located on Clyde Road and Buckhorn Lake Road. A 2.9 acre parcel at Hickory Ridge Road and Wardlow Road has been purchased by the township for a proposed fourth fire station. I I I I I I The Fire Facilities map on the following page depicts the township's existing and proposed fire stations and the travel diamonds served by those stations. The travel diamonds represent the areas served within a 1 1/4 mile and 3 mile distance from the stations as recommended by the American Insurance Association. Most of the township is adequately served by the three existing fire stations. The area within the 3 mile travel distance of the stations represents a majority of the high-value and high-density districts in the township. However, the extreme western portion of the township (including the residential subdivision around Dunham Lake and the mobile home park on Hickory Ridge Road) is not adequately served by fire protection. The township plans to establish a fourth fire station on the southeast corner of Hickory Ridge and Wardlow Roads. With this new facility, adequate fire and emergency service can be assured for nearly all of the populated areas of the township. The only exception would be the subdivision south of Rowe Lake off Honeywell Lake Road. However, this subdivision is only 3 3/4 miles from the proposed station. Over half the calls received by the fire department are of a medical nature. Many of these calls are originated in mobile home parks by elderly residents. It can be expected that a majority of the fire and medical calls in the future will originate from the mobile home parks and proposed multiple-family areas. The areas will be adequately served by the four fire stations in the township. Public Safety Highland Township contracts police protection through the Oakland County Sheriff's Department. The Sheriff's Department provides 24-hour protection utilizing five 40-hour deputies (200 man-hours). The current contract provides for an additional four deputies to be available for road patrols. However, recent county manpower cutbacks will reduce the availability of road patrol units to the township in the near future. The township does not plan to create its own police department; the contract with the Sheriff's Department will be renegotiated on a regular basis. In the past, the Sheriff's substation was located in the township hall where it occupied ' 105 �~, ~ - - - - - -'-s-o"'<"c, ---i '%- C ~~ ~ ;.) ~ =1--,# a, C ~~ ,._r,..~~ ::,,.... C <( 0 ~ w Cl C MURRAYLK ~ ~ KELLOG ,... ~ C <( 0 ~ > ~ ::, a> ~ in ~ (~~ 112 0 1 . . . . . . . . ---~!!11111iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii.1 Mile ..- Figure 10.2 1¼ Mile Travel Distance •• • • • 3 Mile Travel Distance ~ Areas Beyond 3 Mile Travel Distance A Existing Fire Stations & Proposed Fire Station Fire Facilities and Travel Diamonds HIGHLAND TOWNSHIP, MICHIGAN I �approximately 160 square feet. Although the substation was not manned on a regular basis its 160 square feet was nonetheless inadequate. The substation was recently relocated to a state-owned house on M-59 east of Milford Road. This building provides approximately 800 square feet of space and it should be adequate for the foreseeable future. The township hall has approximately 400 square feet of space which could be transformed into a Sheriff's substation if the need exists. It can be assumed that population growth will increase the need for police protection. By the year 2000 Highland Township may experience a 50 percent growth in population, primarily in smaller-lot subdivisions in the central portion of the township. This will result in the need for at least 300 to 400 road patrol man-hours, or an increase of 50 to 100 percent over current patrol levels. However, there still may be no need for additional substation space. SCHOOL FACILITIES Schools which serve Highland Township fall under the jurisdiction of the Huron Valley School District. The district is has fifteen school buildings and it encompasses Highland Township, Milford Township, and portions of White Lake and Commerce Townships. Six of the district's schools are located in Highland Township. Milford High School is located on Milford Road south of Lone Tree Road. Highland Junior High School is situated on John Street north of the township hall. The four elementary schools are Highland Elementary School on Livingston Road, Apollo Elementary School on Milford Road north of Wardlow Road, Spring Mills Elementary School on Harvey Lake Road north of Wardlow Road and Duck Lake Center on Duck Lake Road north of Jackson. Duck Lake Center was closed in 1981 due to decreasing enrollments in the district. A second Huron Valley elementary school (located outside Highland Township) was closed in 1982. The highest enrollment experienced in the district was the 1979-80 enrollment of 10,400 students. This enrollment represented the approximate capacity of the district's fifteen school facilities. During the 1980-81 year, district enrollment totaled 10,028, a loss of 3.6 percent over the previous year. The 1981-82 enrollment totaled 9,654 students, a decline of 3.7 percent over the previous year. Since 1979 student enrollment in the district has declined by 746 students representing a 7 percent loss. r During the 1980-81 year, schools within Highland Township recorded an enrollment of 3,973 students. In the 1981-82 term, enrollment dropped to 3,540 students. Elementary schools in the township experienced a 4 percent decline since 1980. The junior high school experienced a 1 percent decline and the high school experienced a decline of 5 percent. Decreasing enrollment can be attributed to the trend of smaller family size as well as the poor economic climate which has brought residential growth to a standstill. As a result, the school district's facilities are under capacity. The projected enrollment for the 1985-86 term is estimated at 8,784 students which represents a further decline of 9 percent. f f f r 107 �-------------------~--------.......,~ ~ Future school facilities in the township will probably not be needed before 1990. Once growth begins to occur, it will take several more years for the enrollment levels to reach the 1979 level. Schools which are or have yet to closed will be put back into operation before new facilities will be built. Population projections for Highland Township in the year 2000 range from 23,507 to 25,363 persons representing an increase of 6,536 to 8,392 persons. Existing household size is 2.99 indicating an average of 0.99 children per household. In simple terms, the number of additional children could range from 2,164 to 2,799. Assuming an even distribution over the 1to 10-year age span, school enrollment increases could range from 1,563 to 2,007 students by the year 2000. If similar growth statistics are recorded in the other parts of the school district, new facilities may be required between 1995 and 2000. The Huron Valley School District owns a 140-acre site on Harvey Lake Road and Wardlow Road for this purpose. LIBRARY FACILITIES Highland Township is currently served by one library which is located on Livingston Road, one block south of the township -hall. This facility comprises nearly 6,000 square feet and has the highest per capita book lending rate in the county. The library was relocated in the historic Highland United Methodist Church at the corner of John Street and Livingston Road. It is on the Federal and State Register of Historic Sites. It, too, is centrally located in the township and should provide a sufficient amount of library space through the year 2000. The new Highland Township Library comes very close to American Library Association (ALA) standards in its number of volumes, but falls short in its total building area. ALA standards recommend a book collection of 33,916 volumes for a community with Highland Township's 1980 population. The library has 32,000 volumes. ALA standards recommend a building size of 0.7 square feet of library space per capita for communities with populations under 25,000 and 0.6 square feet per capita for communities over 25,000. These standards results in a recommended library size for Highland Township's 1980 population of 11,871 square feet, or 5,871 square feet more than the new library facility. ALA standards result in a recommended book collection of 50,726 volumes and a recommended library size of 15,218 square feet for Highland Township's year 2000 population based on the SEMCOG forecast (see Table 1.5). WATER, SANITARY SEWER, AND SOLID WASTE DISPOSAL FACILITIES Highland Township does not have a community water system or a sewage treatment facility. Existing developments in the township utilize individual wells for water supplies and septic tanks or tile fields for sewage treatment of individual sites. Solid Waste collection is provided by a number of private companies which residents contract for regular pick up. There are no plans for a landfill or sanitation department in Highland Township. Residents will continue to contract for regular trash pick up in the future. 108 r �Most of the developed sites in the township utilize individual wells for water supplies. Community wells are utilized by several developments in the township; in these developments a single well supplies water to a number of individual residences. A community well which can serve 405 units is used in the Highland Hills mobile home park on Highland Road. The Highland Greens mobile home park on Milford Road operates a community well which is capable of serving 907 units. West Highland mobile home park located on Hickory Ridge Road utilizes three wells to service 160 units. Only three single-family subdivisions are currently served by the community wells. The Bretton Oaks subdivision on Milford Road is served by one well and portions of the Heritage Farms and Axford Acres subdivision on Harvey Lake Road are served by another community well. In the future, new residential subdivisions will probably be served by individual wells. Community wells will be most advantageous when developments occur in areas of poor ground water quality or when ground water levels are too deep to be economical for individual systems. There are no sanitary sewer facilities in Highland Township. Most of developed parcels are served by individual septic tanks or tile fields. The township's mobile home parks utilize community tile fields. In some lake areas of the township problems have been discovered as a result of old septic systems developed on small lots and in soils which are not ideally suited for tile fields. These areas are generally located in small-lot residential subdivisions on the north and east shores of Duck Lake, along the west shore of White Lake, along the west shore of Lower Pettibone Lake, along the south shore of Upper Pettibone Lake and along the south shore of Charlick Lake. These residential sites are generally not large enough for the development of new septic systems. Proposals have been developed to create community tile fields near these areas to alleviate the problems. If the state determines that the problems are severe and funds become available, sanitary sewers and community tile fields could be developed in these areas. PIPELINE EASEMENTS Highland Township is traversed by three natural gas pipeline systems. Natural gas is supplied to the township by the Consumers Power Company which maintains a supply line located approximately 1,000 to 3,000 feet west of Milford Road. This gas line extends north from Milford Township to Rose Township and passes through Sections 33, 28, 21, 16, 9 and 4. Michigan Consolidated Gas Company maintains a supply line which provides natural gas to the City of Milford. This easement traverses the township in a southeasterly direction extending from Hartland Township on the west to Milford Township on the south and passes through Sections 19, 30, 29, 33 and 34. r r The Panhandle Eastern Pipeline Company operates a natural gas transfer line which runs in a north-south direction parallel to Milford Road and the Consumers Power gas line. The transfer line is located along the dividing lines of Sections 33 and 34, 28 and 29, 21 and 22, 15 and 16, 9 and 10, and traverses through Section 4 in the northern part of the township. r ( f 109 �---------------~-.------.. HEALTH CARE SERVICES Major health care facilities serving Highland Township include Pontiac General Hospital, St. Joseph Mercy Hospital and Pontiac Osteopathic Hospital. These major facilities are located in the City of Pontiac. Additional health care is provided at the Pontiac Osteopathic Hospital Health Care Center located on Milford Road on the north side of the Village of Milford. The POH Health Care Center provides 24-hour outpatient and emergency service. Specialists available at the POH Health Care Center include general family physicians, pediatricians, podiatrists, dermatologists, allergists, obstetricians and gynecologists. The POH Health Care Center provides radiology services and physical and speech therapy. A certificate of need has recently been approved for a new hospital to be located in nearby Commerce Township. It is probable that no certificate of need will be approved for a health care facility in Highland Township during the twenty year planning period of this Comprehensive Plan. OPEN SPACE AND RECREATION FACILITIES Open space and recreation facilities in Highland Township occupy 3,851 acres of land representing approximately 16.5 percent of the entire township. The Highland Recreation Area, located in the southeast portion of the township, occupies 3,696 acres of land and is being developed and maintained by the Michigan Department of Natural Resources. The remaining recreation land in the township occupies 155 acres and is comprised of the Highland Hills public golf course on Highland Hills Drive (115 acres), a community park located next to the fire station and post office on John Street (1 acre), and five local parks located on outlets in subdivisions developed around various lakes (39 acres). Recreation facilities such as baseball diamonds are also located adjacent to the five public schools in the township and represent a significant amount of open space close to the population centers. Traditionally, recreation plans utilize minimum space standards to establish an ideal recreation area allocation based on the projected future population. For example, typical standards for future community park needs suggest 5 acres for each 1,000 persons, less the land allocated for local and school recreation. The resultant 11 ideal 11 recreation space demands for the the year 2000 are depicted below: 1980 Township Population 110 2000 16,958 persons 25,363 persons Total Park Needs (5 parks/1,000 persons) Local Recreation Total Community Park Needs School Recreation Facilities 85 acres 127 acres - 40 acres 45 acres - 50 acres - 40 acres 87 acres - 50 acres NET COMMUNITY PARK NEEDS - 5 acres 37 acres �Established recreation standards for typical communities indicate that Highland Township has a current park surplus of 5 acres and by the year 2000 would require an additional 37 acres of community parks. However, Highland Township is not a typical community. The amount of land delegated to regional recreation within the community precludes the need for additional community parks which must be maintained by the township. The Highland Recreation Area and Dodge Brothers State Park No. 10 are planned to provide such activities as hiking, camping, picnicing, equestrian sports, hunting, trapping, fishing, boating and swimming. The township's 27 lakes occupy 1,454 acres or 6.3 percent of the entire township and are the major focal point of many residential subdivisions. These lakes provide the township with an important recreational amenity. Outlots within established residential subdivisions are utilized for local beach access and other recreational uses. The Comprehensive Plan recommends that developers provides appropriate open space and recreation sites within each new subdivision; this concept should be implemented in conventional subdivisions as well as the proposed open space subdivisions. These 11 sub-local" recreation areas will be maintained by the residents of the subdivision. Township officials do not anticipate the creation of a parks and recreation department in the foreseeable future. Plans are being considered to transfer control of the township-owned outlots along various lakes to the residents of the subdivision in which they are located. Given the large amount of recreation area which exists in Highland Township and the potentials for additional open space within new developments there is no need for additional township parks in the future. HIGHER EDUCATIONAL FACILITIES Highland Township residents benefit from Oakland County and State of Michigan facilities for higher education. These facilities include Oakland County Community College and Michigan's many fine public colleges and universities. Within the township, Lawrence Institute of Technology, a private technical university, maintains a solar research home at which classes and seminars are conducted and experimental data is gathered. 111 �11. BEAUTIFICATION �11. BEAUTIFICATION The Highland Township Comprehensive Plan provides community decision-makers with guidelines for directing and controlling future development. The township's zoning ordinance is the tool which regulates and enforces the types of development which can occur. However, while proper planning and zoning may take place, the visual quality of the township still may not attain the highest standards . Implementation of the following beautification measures will help ensure a high quality visual environment for the township. Conservation Easement Program The Visual Quality Analysis of this plan depicts areas in the township which are "visually sensitive'' and in which it would be desirable to restrict development to preserve as much of the natural landscape as possible. In order to preserve visually sensitive areas, the township should implement a conservation easement program under the provisions of Michigan's Conservation and Historic Preservation Easement Act, Public Act 197 of 1980. This act allows township acquisition of conservation easements in which development may be restricted to preserve the natural environment. Easements could be acquired through donation or direct purchase. Provision for easement donation could be incorporated in the planned development provisions of the township's zoning ordinance. Assessments to property owners would be reduced since the developability of their land would be restricted. Conservation easements should be established along Highland Road, Milford Road, Harvey Lake Road, Wardlow Road, Middle Road, Lone Tree Road, and Duck Lake Road. A separate study should be completed to identify areas in which to focus conservation easement efforts. 113 �- -,;=,- -,----:-----=-~-----~~~----~· ,. . ...,. Subdivision Design Controls and Open Space Subdivision Design The Comprehensive Plan recommends several "open space" subdivision areas where natural features and visually sensitive areas can be preserved through the use of variable density zoning. The variable density concept is based on the idea that homes may be grouped closer together to preserve woodland or wetland areas on the site. The overall density of such areas would still adhere to established zoning standards. The township should adopt guidelines which define site characteristics which qualify an open space or variable density residential parcel, including natu ral stands of trees, land which serves as a natural habitat for wildlife, unusual topographic features which make development under normal subdivision approaches impractical, poor soil conditions which result in a substantial portion of the site being unbuildable, or unusually narrow or uniquely-shaped parcels which do not lend themselves to conventional subdivision designs. Appropriate design language for variable density open space subdivisions should be incorporated into the township's zoning ordinance and subdivision regulations. ...,.. ..,,. ...,,. ..,.,,. -,, ....,. Common rectilinear plan: 94 lots, 12,000 feet of streets and utilities. Open Space Subdivision Design: 94 lots, 6,000 feet of streets and utilities. 114 Curvilinear plan : 94 lots, 11,600 feet of streets and utilities. Open Space subdivisions will not only preserve sensitive areas but will minimize the amount of roadways and utilities needed to serve the sites. The lot size in the first two examples is 50,000 square feet; in the third example, lot size is reduced to 30,000 square feet with nearly 44 acres left open. Overall site densities are the same. �Historic Preservation Program Highland Township contains a number of historic buildings and sites which should be preserved. Measures should be taken to assure that progress does not dilute the historic qualities of the area. The historic preservation program should contain financing and zoning strategies for the preservation of these sites and the potentials for establishing a historic district should be explored. Where possible, historic preservation should be related to the scenic easements program provided for in the Conservation and Historic Preservation Easement Act, Public Act 197 of 1980. The Michigan Historical Commission conducted a survey of all pre-1935 structures in Highland Township during the fall of 1980. Their survey indicated that 267 structures or sites were built prior to 1935 and may exhibit historic significance. The survey identified 22 sites in the Clyde area, 15 sites in the East Highland area, 107 sites in the Central Highland area, and 22 sites in the Rowe Lake area. A number of historically significant sites were also identified in the Seven Harbors area. The 267 identified structures are located along all of the major thoroughfares and many of the local roads in the township. The largest grouping of sites is located in the Central Highland area, and the potential exists for the establishment of a historic district in this area. This area would include the township library (formerly the Highland United Methodist Church), located on Livingston Road, which was recently placed on both the National and State Registers of Historic Sites. The Stone Rowe house, located at 2530 Rowe Road, is the only other structure in the township which is listed on the National Register. 115 �- ---,,....---=--=---------llllllll!llllll-~-------1r Architectural Control Program Highland Township should develop architectural design guidelines which will guide developers in the renovation of existing buildings and the construction of new buildings. The indigenous rural architectural style of the area can be enhanced if new developments are guided by specific design controls. The architectural design guidelines must address the integrity of construction methods and materials; too much suburban development exhibits fakery in facade designs and materials. The township should develop specific architectural guidelines which control such features as structural scale, textures and construction materials, colors, continuity, style, signage, landscaping of buildings and parking areas, screening, and design of pedestrian areas. While architectural control guidelines are implemented primarily on a voluntary basis, they provide the planning commission with a tool with which to negotiate with developers. The architectural guidelines should include several photos or line drawings of recommended styles and design approaches. _,,,. r-,,- r . .,.,,. ,,.. ....,,. r 116 �12. IMPLEMENTATION OF THE COMPREHENSIVE PLAN Upon adoption of the Comprehensive Plan, the planning commission in cooperation with the township board of trustees, will initiate those actions necessary for converting the Plan into viable community development programs. The principal implementation activities include the adoption of a revised township zoning ordinance incorporating modern regulatory practices; the use of subdivision regulations, the preparations of a capital improvements program, and other approaches indicated in the following paragraphs. Zoning Ordinances Zoning is one of the development controls granted through State enabling legislation which gives the township a method for enhancing, guiding, and assisting public and private development. Zoning regulations are designed to promote the freedom of the property owner, but at the same time can prevent undue land use mix and conflict. A legal zoning ordinance must reflect and be preceded by an acceptable Comprehensive Plan for the township. The new zoning ordinance prepared to implement the Comprehensive Plan has been designed to encourage a high quality of development design while facilitating expeditious processing of zoning decisions. Subdivision Ordinance Regulation of land subdivision by Highland Township is authorized by the Subdivision Control Act. Local Subdivision regulations set forth improvement requirements and procedures for the conversion of vacant land into developed sites. The township board of trustees should have a subdivision control ordinance which sets forth minimum design and improvement requirements for lot identification, streets, utilities, lighting, and landscaping, which will promulgate implementation of the goals and policies set forth in the Comprehensive Plan. Such regulations will aid in achieving a viable balance of capital expenditures among the private developer and taxpaying public. 117 �.. ...,. Capital Improvements Program As a comprehensive plan is directed to the physical growth and development of an area, the capital improvements program is directed to the budgetary long-range accomplishment of the plan. The capital improvements program and the capital improvements budget are closely tied to the budgeting of township funds in conjunction with logical scheduling of required and needed community improvements. They establish a budget cycle which addresses priority issues in advance of their need. In essence, they both are prerequisites to sound planning, management and development, and they are required to enhance the efficiency and economy of government. The capital improvements program usually covers a period of six years and is reviewed and updated annually as long-range community needs and priorities are reviewed. The capital improvements budget covers the first year of the capital improvements program and focuses upon the current operating budget in the expenditure of funds. 11 ...,.. ...,,.. Mapped Improvements Ordinances The Mapped Improvements Act of 1943 enables the township planning commission, in cooperation with the board of trustees, to adopt detailed descriptive maps identifying specific public improvements anticipated on a short-range five to seven year period. Included in the Mapped Improvements Ordinance are streets, parks and other public use facilities which are anticipated. The township board, upon the recommendations of the planning commission, may provide for a building moratorium for the areas specifically identified. Whenever issues arise which may have major impact on a particular area or group of persons, the planning commission should make every effort to fully inform and discuss the issue in open forum. Historic District Preservation The township should consider specific measures for historic preservation. A Historic District Commission should be established to officially designate certain areas within the township as having major historic significance. This commission, under Michigan enabling law, should exercise control over land development, building construction, and aesthetic objectives in order to ensure protection of historic areas. The commission could also be active in encouraging development which is consistent in appearance and character with existing structures or documented historic events and settlements. I. Federal and State Grants-In-Aid The planning commission should take a leading role in garnering federal, state and private grant monies when the funds could further the objectives of the Comprehensive Plan and the township. 118 .......-r: �Public Information Program The Township planning commission should maintain an active informational program utilizing published reports, presentations to the news media, a public speakers service, and newsletters and progress reports. The township's planning commission may also assist in industrial development promotion activities. Planning Advisory Services The township's zoning administrator should provide day-to-day assistance to property owners and residents of the township and to land developers in interpreting the policies of the Comprehensive Plan and in working out detailed solutions to specific land development problems. Improvement of Commercial Areas Improvement of commercial areas in Highland Township requires public and private investment to rehabilitate deteriorated facilities and refurbish businesses that are still in generally good condition. A number of financial incentives can be exercised by the public sector to encourage private investment. A review of the financial incentives that can be used in the township follows. Tax Incentives The Commercial Redevelopment Districts Act, Michigan Public Act 255 of 1978, encourages commercial redevelopment efforts by granting tax benefits to businesses which rehabilitate obsolete commercial facilities or build new commercial facilities in declining commercial areas. Businesses eligible under this act include offices, retail sales operations, warehousing and parts distribution facilities, engineering offices, and research and development facilities. Granting tax benefits under this act is at the discretion of the township in which the facility will be renovated or built. Commercial Facilities Tax Exemption Certificates are granted by townships individually to businesses after the commercial redevelopment district has been established. Exemptions can be granted for up to twelve years according to the following schedule: a. Complete exemption from ad valorem property taxes on the value of improvements to restored obsolete facilities, or b. fifty percent exemption from ad valorem property tax on the value of new or replacement construction. This Commercial Redevelopment District Act can be used most effectively when criteria are set up prior to granting certificates of exemption. 119 �Thus, as an incentive, the exemptions could be granted from one to twelve years depending upon the extent of renovation. For example, renovatio n involving a capital investment that is equal to 70 percent of the market value of the property should receive a longer exemption than renovation involving only 20 percent of the market value. A scale could also be devised so that the length of the exemption could be increased a certain number of years if particular improvements are made. Financing Private Improvements The Economic Development Corporations Act, Michigan Public Act 338 of 1974, provides a means of financing the capital costs of starting up or expanding a business in Michigan through issuance of tax-exempt revenue bonds. Because the bonds are exempt from Federal and state income taxes, the lending institutions or purchases of the bonds are usually able to offer an interest rate that is commonly two or three points below the prime rate. The bonds are repaid from revenues generated by the private development, so the faith and credit of the municipality is not involved. To qualify for revenue bond financing, a business must propose expansion or development of a new facility that can be shown to be in the public interest because it will create employment and add to the tax base. Because the costs of issuing revenue bonds are relatively high, Economic Development Corporation financing is considered a worthwhile financial tool only for larger commercial developments involving a capital investment in excess of $100,000 or $150,000. When several small businesses are involved in an area, it is sometimes possible to issue one revenue bond to finance all of the improvements. In this case, also, it may be necessary to form a legal entity to oversee and take legal responsibility for the project. Each individual project within the overall project must qualify under the stipulations in the act, and a receptive bond purchasing or lending institution must be found to purchase the bond. Small Business Administration (SBA) programs provide easier access to private financing for small businesses that cannot borrow on reasonable terms from conventional lenders. A small retail business, according to the SBA, is one in which the annual receipts do not exceed $1 to $7.5 million, depending upon the particular type of business. SBA loans may be used for business construction and expansion, purchase of machinery, equipment and supplies, and as working capital. The three most commonly used SBA programs are the Section 7(a) regular business loan, the Section 7(a) business loan guarantee, and the Section 502 local development company program. The Section 7(a) regular business loan program provides direct loans in amounts up to $500,000. The funds for this type of loan are not readily available; however, under the Section 7(a) business loan guarantee, SBA insures up to 90 percent of loans up to $500,000 made by local lending institutions to small businesses. This program is used more often than the direct loan program since the availability of funds is greater. ' 120 �The Section 502 program makes long-term financing available to small businesses through development corporations set up by state or local government or by a business association. The loans available through this program can only be used for construction or modernizing buildings, but not as working capital. Financing Public Improvements The Community Development Block Grant Program provides Department of Housing and Urban Development funds for various neighborhood improvements, including commercial revitalization. Block Grant funds can be used for acquisition of deteriorated property; acquisition and construction of public facilities, such as pedestrian malls, parking facilities, utilities, streets and lighting; clearance and demolition of deteriorated buildings; development activities carried out by private nonprofit entities in accordance with the community development plan; administrative costs; and, rehabilitation loan funds. Historically, Block Grant funds have been used for construction of parking facilities, new lighting, street furniture, creation of pedestrian malls, and similar public facilities. However, Block Grants can also be packaged into lower cost loans for businesses that participate in joint improvement programs, such as facade improvements. The funds can also be used to capitalize local development corporations under the Small Business Administration Section 502 program. Thus, Block Grants can be used most effectively in conjunction with other types of financing to provide a comprehensive program of public and private improvements. 121 � 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 Highland-Charter-Twp_Comprehensive-Plan_1983 Creator An entity primarily responsible for making the resource Robert K. Swarthout, Incorporated Date A point or period of time associated with an event in the lifecycle of the resource 1983-01-13 Title A name given to the resource The Highland Charter Township Comprehensive Plan Description An account of the resource The Highland Charter Township Comprehensive Plan was prepared by Robert K. Swarthout, Incorporated and Gerald Luedtke and Associates. The balance of the Comprehensive Plan became effective January 13, 1983. Contributor An entity responsible for making contributions to the resource Gerald Luedtke and Associates (consultant) Subject The topic of the resource Comprehensive plan publications Highland Charter Township (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/99fbdfcde418295ecfd8249710529485.pdf 838becb2ec2e67512711a407bec8a357 PDF Text Text ' ' ,,wt£i2 ffl1,,, ' ~" ,s ' ,'\}: , }•~~ ''\t\,... }; ' ' HAMBURG TOWNSHIP MASTER PLAN �,,, FROM THE LIBRARY OF '.Planning & Zoning Center, Inc. This region, now a favorite resting place of the tired dweller of the city was, less than a hundred years ago, the summer playground and source of food supply of the Pottowattomie Indians. It is rich in Indian tradition . It was here that the red men came during the warm months to hunt and fish and gather the bountiful harvest of wild berries and fruits. Their lodges were pitched each year on the high and broad plateau that reaches back from the southern shore of Strawberry Lake. From this central location the braves ranged forest and stream while the squaws performed the routine labor of the vi IIage. Over the hi Ils to the north lay the territory of the Saginaw Chippewas. Sometimes bands from this tribe would cross the divide and come down across the Huron to be received with becoming dignity by the Pottowattomie chiefs at Strawberry Point. Here too, in the earlier days, came couriers from the white governors at Fort Ponchartrain, now Detroit, to be heard at the council fire of the Pottowattomies and courier-de-bois to trade for Indian peltry. Little wonder that a land once the delight of the children of the forest, still retaining its primeval beauty, should appeal with insistent call to their white successors. Hamburg Township area as described in the Valley of a Thousand Lakes written in 1922 by Chas. A. Ward HAMBURG TOWNSHIP MASTER PLAN Adopted by the Hamburg Township Planning Commission July I I, 1979 Approved by the Hamburg Township Board November 26, 1979 and Livingston County Planning Commission September 19, 1979 Prepared by the Hamburg Township Planning Commission and Ayres, Lewis, Norris & May, Inc. Engineers - Architects - Planners Ann Arbor, Michigan �HAMBURG TOWNSHIP OFFICIALS Township Board Planning Commission James De Wolf, Supervisor Buhl Burton, Chairman Martha Parrish, Clerk Vincent Vis, Vice-Chairman Cathryn Jezowski, Treasurer Howard Knop William Backlund, Trustee Duane Bethke Richard Sandula, Trustee James DeWolf Frank Vosmik, Trustee John Haberkorn Henry Wuckert, Trustee Robert Kennedy Frank Borik (retired) Donald Weed (retired) Consultants Ayres, Lewis, Norris & May, Inc. Engineers - Architects - Planners 3983 Research Park Drive Ann Arbor, Michigan 48104 �TABLE OF CONTENTS TITLE PAGE Hamburg Township Officials List of Maps and Figures INTRODUCTION I- 7 Purpose Master Plan Summary Community Goals Background Studies Master Plan COMMUNITY GOALS BACKGROUND STUDIES 2 2 2 3 8-9 10 - 46 Growth and Settlement Historical Perspective Regional Context Existing Land Use 10 10 II II Population and Economy Population Economy 17 17 21 Community Facilities and Services Schools Parks and Recreation Government Facilities Police and Fire Service Water, Wastewater, Solid Waste, and Utilities Roads 23 23 25 27 28 30 31 �TABLE OF CONTENTS (continued) TITLE Natural Resource Inventory and Capability Soils Topography and Relief Water Resources Sensitive Environmental Features Natural Resource Development Capability MASTER PLAN PAGE 36 36 38 40 42 44 47 - 71 Planning Approach 47 Community Facilities and Transportation Improvements Plan Schools Parks and Recreation Government Facilities Police and Fire Service Water, Wastewater, and Sol id Waste Transportation Improvements Implementation Recommendations 48 48 Land Use Plan Location Standards Planning Strategies Natural Resource Strategies Implementation Recommendations APPENDIX 50 52 52 53 55 57 59 59 61 66 69 �List of Mops md Figures Map I Existing Land Use Map 2 Natural Resource Capability Map 3 Community Facilities and Transportation Plan Map 4 Land Use Plan Figures Figure I Regional Location Figure 2 Population Trends Figure 3 Population by Age Group Figure 4 School Districts Within Hamhurg Township Figure 5 Typical Road Standards Figure 6 Primary and Local Hard Top Roadways Figure 7 Typical Township Cross-Section Figure 8 Natural Resources Capability Process Figure 9 Proposed Land Use Figure 10 Proposed Residential Land Use by Planning Area �Introduction �PURPOSE The population of Hamburg Township has doubled since the adoption of the first Township Master Plan in 1967. Therefore, a revised plan reflecting changing conditions was needed to provide guidance to Township decisions regarding future development. In June of 1978, the Planning Commission initiated the preparation of a revised Master Plan for Hamburg Township. The Master Plan represents the combined efforts of the Hamburg Township Board of Trustees and Planning Commission, Township staff, citizens and Ayres, Lewis, Norris & May, Inc., consultants in planning, engineering and architecture. The Township derives its authority for the preparation of a Master Plan from the Township Planning Act, P.A. 168 of 1959 Section 6 of the Act states: The planning commission shall make and adopt a basic plan as a guide for the development of unincorporated portions of the township. As a basis for the plan, the planning commission is hereby empowered to (I) make inquiries, investigations and surveys of all the resources of the township and (2) assemble and analyze data and formulate plans for the proper conservation and uses of all resources, including a determination of the extent of probable future need for the most advantageous designation of lands having various use potentials and for services, facilities and utilities required to equip such lands. It is important to note that the Master Plan and accompanying maps do not replace other Township Ordinances, specifically the Zoning Ordinance and Map. Zoning is only one of the many legal devices used to implement the Master Plan. Many policies contained in the Master Plan will not be implementable merely through the use of zoning. For example, public actions such as water and sewer development, future park sites and school locations, transportation improvements and other civic improvements cannot be dealt with through zoning. The Master Plan attempts to coordinate public improvements and private developments, a task unattainable with zoning. The Plan also establishes development policy guidelines to be implemented not only by zoning, but subdivision regulations, building codes, health codes, and other legal devices. �MASTER PLAN SUMMARY The process followed in developing the Master Plan consisted of three phases: - Identification of Community Goals - Preparation of Background Studies - Development of the Master Plan These phases also represent the organization of this document. Although the findings of each phase are thoroughly detailed in this document, the more significant findings are summarized here. COMMUNITY GOALS A key element in the preparation of the Master Plan is the identification of community goals which reflect the community's desires regarding the development of the Township. Community goals, combined with the technical studies conducted in conjunction with this plan, serve as the foundation upon which the Master Plan is built. In return, the Master Plan is formulated to provide guidance and direction towards the achievement of Township goals. Eleven community goals regarding the future development of Hamburg Township were identified by the Planning Commission. BACKGROUND STUDIES A number of studies were conducted to determine existing conditions in Hamburg Township. Existing Land Use was inventoried and mapped to establish types and patterns of land use. Population was evaluated to determine numbers and trends, characteristics, and projections. The local Economy was evaluated in terms of tax base and employment trends. Community Facilities and Services, those buildings, land, equipment and activities owned and operated by the public or by the private sector for the benefit of the community, were inventoried and their adequacy assessed. Natural Resources Inventory and Capability involved soils, topography and relief, water resources, and environmental features. Using the information obtained in the natural resource inventory, criteria were established for various resource factors to determine which lands are capable of supporting development. 2 �MASTER PLAN PLANNING APPROACH The Master Plan emphasizes the proper use and management of the Township's natural and man-made resources in an effort to maintain and improve the quality of life for residents. Thus, the plan is based highly upon community goals, existing land use patterns, and the capability of the natural resource base and community facilities and services to accommodate future development. A 1990 population of 12,102 and a 2000 population of 17,566 is used as a guideline for future population growth. COMMUNITY FACILITIES AND TRANSPORTATION IMPROVEMENTS PLAN As Hamburg Township continues to grow and the characteristics of the population changes, the demand for improved facilities and services will increase. Planning for the proper location of community facilities will lead toward the most efficient use of tax dollars and delivery of services. Section 10 of the Township Planning Act, P.A. 168 of 1959, states that upon an adoption of a plan, the Planning Commission shall have the authority to approve the location, character and extent of any street, square, park or other pub I ic way, ground or open space, or public building or structure proposed to be located within the Township. It is recommended that the Township initiate the preparation of a Capital Improvements Program to promote the orderly planning and financing of Township community facilities. Schools: Although the responsibility for schools lies with local school boards, the Master Plan can provide guidance by illustrating the relationship between future land use patterns and population distribution and the location and sizing of school facilities. Annual meetings between School Boards and the Township Planning Commission should be scheduled to discuss Township growth patterns and the impact on school facilities. 3 �Police and Fire Service: The continuing influx of high value residential, commercial and industrial development into Hamburg Township will increase the demand for more police and fire protection. The Township Board should consider creating a Public Safety Committee to review police and fire protection needs. Alternatives for increased police protection should be explored. The addition of a full-time Fire Chief and a fire substation in the western portion of the Township should be considered. Water, Wastewater and Solid Waste: Due to the availability of groundwater resources, the need for public water supply is not critical in the near future. The provision of public sewers appears to be a more pressing concern in certain areas of the Township. Existing population densities, natural resource conditions and land use in the Upper and Lower Lakes and Hamburg Areas warrant another means of wastewater disposal than the current on-site septic systems. The construction of the solid waste transfer station at Merrill Field will handle Township needs. However, Township participation in County solid waste management planning is vital. Parks and Recreation: Merrill Field has the potential for development as a complete community recreation facility. Plans call for additional softball diamonds, restrooms, parking, tennis courts, picnic areas, trai Is and nature areas. The trail proposed by DNR along the abandoned G.T.W. railroad bed could offer tremendous recreation potential, but concerns of the security of residents must be considered. The Township should only support the development of this trail for non-motorized activity. Government Facilities: The existing Township offices present many problems due to inadequate office and meeting space, sanitary facilities and parking. As the Township continues to grow the need for a new Township Hall will become increasingly apparent. In addition to development as a community park, Merrill Field would provide an ideal site for a Township Center. Development of a Township Center would consolidate a number of community activities at one location, thereby serving as a focal point for Township activities in much the same manner as the existing Township facilities function. 4 �Transportation Improvements: The purpose of the Township road network is to provide for the safe and efficient movement of people and goods within and through the Township. Adequate roads are essential to the conduct of commerce and daily human activities. M-36 is the highest priority for improvement. Although a comprehensive widening and improvement program of M-36 is viewed as justified by Township officials, the Michigan Department of State Highways and Transportation has no such plans. Several incremental changes could be made to improve conditions: Construction of a bypass to alleviate pressure on the stretch of M-36 from the flashing light north of Hamburg Village past the commercial strip to where the curve is intersected by Hamburg Road. In lieu of the costly construction of a bypass, reconstruction of the Hamburg Road intersection to provide for a three-way stop. Reconstruction of the Merrill Road intersection and road bank removal to provide for better sight distance and safer access to Merrill Road. Construction of turning lanes at the Chilson Road, Kress Road, Pettysville Road and McGregor Road. Construction of a service drive at the rear of M-36 businesses near Hamburg Village. Other road improvements include Merrill Road, Bishop Lake Road and portions of Chilson, Hamburg, Pettysville and Strawberry Lake Roads. LAND USE PLAN The Land Use Plan serves to translate Community Goals into a narrative and graphic illustration. It is based largely upon existing land use patterns, natural resource capability and adequacy of community facilities and services. The Land Use Plan Map is not intended to serve as a Zoning Map nor dictate the use of individual parcels of property. Rather, it is to be used as a generalized guide to the location of growth and development. 5 �Location Standards: Location standards for each major type of land use were used in developing the Land Use Plan. Low density rural residential is planned for land areas least capable of supporting development, difficult to serve with community facilities, or reserved for residential development beyond the year 2000. Medium density residential is intended for areas including and adjacent to existing medium density residential areas and certain undeveloped land areas which are least capable of supporting development at higher densities. High density and multiple family residential is intended for areas including and adjacent to existing high density residential areas, capable of supporting development at higher densities, and in close proximity to community facilities and service, transportation routes and commercial areas. Natural river residential is located within the Huron Natural River District. Commercial areas are intended to maintain and, in certain cases, expand existing commercial areas where population densities dictate. Industrial areas are contained to the larger existing industrial areas. These areas are relatively isolated from residential areas and can be served with community facilities and services. Planning Strategies: The amount of land allocated to the various categories of residential land use wi 11 be a key determinant of future population. The extent of residential land use proposed by Land Use Plan will provide for a population of approximately 17,566 by the year 2000, as projected by SEMCOG Alternative Six. The Land Use Plan allows for the concentration of development in areas with a capable resource base and adequate community facilities and the reduction of densities in areas not capable of supporting development. A vigilant policy of concentrating growth in the appropriate areas will lead towards easing developmental pressures in areas which are not capable of supporting development or should be preserved for very low density development. The Hamburg Village Area has historically been a center of governmental, social and commercial activity. It is the area of closest proximity to U.S. 23 and the metropolitan Detroit area. Further, the Village has a large proportion of land capable of supporting development. The Land Use Plan calls for the continuation and enhancement of Hamburg Village Area as the primary center of community activity. 6 �The Lower Lakes Area and the Upper Lakes Area wi II continue largely as residential areas very closely tied to lake waterfronts. To minimize pressures on the lakes, overall residential densities should be kept as low as possible. Currently undeveloped areas which are not capable of supporting development are designated as low density rural residential and reserve. Concentrations of medium density residential, commercial and public land uses will enhance the Rush Lake Area as a secondary center of community activity. The proximity to schools and the Village of Pinckney coupled with a capable resource base makes the area attractive for more residential development. Within the State Lands Area, the Land Use Plan designates privately owned lands as low density rural residential and reserve. The proximity to the Brighton State Recreation Area and the lack of accessibility to community facilities and services make the area inappropriate for any higher density development now and well into the future. Natural Resource Strategies: The Master Plan must address the quality as well as the quantity of land use within the Township. A commitment to protection of Township resources will require the adoption of policies directed toward the specific resource problem including drainage, floodplains, surface and groundwater quality, and natural topography and vegetation. Resource protection regulations can be incorporated in subdivision, zoning and other special purpose regulations. Implementation Recommendation: One of the principle means of implementing the Land Use Plan is through the Township Zoning Ordinance. The present ordinance adopted in 1968 should be reviewed so that it conforms to the basic proposals of the Plan. To encourage more creative design, preservation of open space, and mixed use of a site, a planned unit development (PUD) option should be incorporated in the Zoning Ordinance. A more detailed site plan review process has been incorporated into the Township Zoning Ordinance. Site plan review can be instrumental in implementing the goals of this Plan. 7 �Community Goals �COMMUNITY GOALS A key element in the preparation of the Master Plan is the identification of community goals which reflect the community's desires regarding the development of the Township. Community goals, combined with the technical studies conducted in conjunction with this plan, serve as the foundation upon which the Master Plan is built. In return, the Master Plan is formulated to provide guidance and direction towards the achievement of Township goals. The following community goals for Hamburg Township were identified by the Planning Commission: I. To protect and promote the health, safety, comfort, convenience and general welfare of the public. 2. To make planning a local community effort to control the Township's own destiny, rather than submitting to county, regional or state control. 3. To cooperate with public school officials in planning the number and location of schools and playgrounds. 4. To ensure the ease of movement for people and goods. 5. To assign all future development to those areas most suited for that type of development. 6. To maintain the present low density residential character of the community in harmony with the unique environmental requirements of the Township. 7. To achieve well planned, safe, balanced and pleasant residential environments. 8. To protect, preserve, and enhance whenever possible the unique and desirable natural amenities of Hamburg Township. 8 �9. To meet all state and federal requirements pertaining to water and wastewater treatments, distribution and collection. 10. To establish a sound commercial economic base through preservation and enhancement of business districts in the Hamburg, Buck Lake, Rush Lake, and Lakeland areas. 11. To provide opportunity for industrial growth where it will least conflict with surrounding land use. 9 �Background Studies �GROWTH AND SETTLEMENT HISTORICAL PERSPECTIVE The attractiveness of Hamburg Township as a place of residence and recreation is not a rec_e nt phenomenon. As illustrated by the cover page quote from the Valley of a Thousand Lakes, Hamburg Township provided hunting, fishing and recreational grounds for the Pottowattomie Indians. The first white settler to the Hamburg area was Jesse Hall who purchased Section 25 from the United States government in 1831 and bui It a cabin in the northeast quarter section. This was the beginning of the settlement of Hamburg Village. By 1835, property owners established the organization of the Township and elected the first Township officials. Due to the availability of inexpensive farm land, Hamburg thrived as an agricultural community throughout the 19th century. However, except for a brief resurgence during the Depression, agricultural activities declined in the 20th century. In the latter part of the 19th century, Livingston County began ta be recognized as a recreational haven for Detroit and Ann Arbor residents, thereby establishing a trend that remains today. Prior to 1900, the sole occupants of Zukey Lake were the Ann Arbor Sporting Club and the Oak Grove Club, both private hunting and fishing clubs. The improvement of county and state roads, and the completion of the Ann Arbor Railroad through Hamburg Township, opened the lakes to more summer visitors by the early 20th century. Lakeland, located in the heart of the lakes region, emerged as a "port of entry" to the lakes upon completion of its railroad station. The Great Depression and World War II slowed the development of Hamburg Township as a recreational community. The transformation of Hamburg Township from a seasonal recreational to a permanent residential environment occurred largely after World War II with the conversion of cottages to year-round residences. 10 �REGIONAL CONTEXT Today, Hamburg Township lies within one of the fastest growing areas in Michigan. The urbanization of Livingston County is part of the trend of outward migration from the Detroit Metropolitan area. Ann Arbor, Suburban Wayne and Oakland Counties and Detroit are within commuting distance from Hamburg Township. Figure I illustrates the regional location of Hamburg Township. A number of factors can be cited for growth in the southeastern Livingston County area: The completion of Interstate 96 and U.S. 23 increasing accessibility from Hamburg Township to the major places of employment in the metropolitan region. The availability of relatively inexpensive large tracts of land suitable for subdivision development. The desire of people for a rural atmosphere. The attractiveness of lakefront or rural estate homesites. EXISTING LAND USE TYPE AND EXTENT An inventory of existing land use was conducted using current aerial photographs verified by field observation. Existing land uses presented in Map I were classified in the following categories ,and the extent of their acreage determined: Low and medium density residential includes all lands where single family residences are located at a density of one dwelling unit per one to two acres. This is currently the most extensively developed use of land in the Township comprising 3,820 acres. II �r-··- · - ·- · LIVI ••UI>~TOH C,6. ~ .--....;I~ I I L __ ~ U.S. /eeGION MAP F igure I 12 �. it' ··-·-·-·-·! i i Q t0 L---·-·-·-· -·-·w·-·-·-·-·-·-i ao.--·-·-·-· ·-·-·-·-·-··-·-·-·-·-·-·-· i i !I !•••••••••-I i i Brighton State Recreation Are ■ j i i ! ;·-·I I i i a, f i i ! i i i i i -·-···-·-·-·-·-·-·-·-·-· ! Map 1 END LOW & MEDIUM DENSITY RESIDE:NTIAL PUBLIC & SEMI- PUBLIC HIGH DENSITY RESIDENTIAL AGRICULTURAL & VACANT COMMERCIAL RECREATION & CONSERVATION STATE INDUSTRIAL RECREATION & CONSERVATION REGIONAL-LOCAL EXISTING LAND USE HAMBURG TOWNSHIP MASTER PLAN 4 AYRES. LEWIS, NORRIS & ...,,,,, Et«MNEERS AACHrT'ECT8 MAY. NC. PLAMeAS �High density residential includes all lands where single family residences are located at a density of two to four dwelling units per acre. Medium and high density residential comprises 1,880 acres. Commercial includes all land and buildings where products, goods or services are sold. Commercial uses comprise 210 acres. Industrial includes all lands and buildings devoted to manufacturing, processing, warehousing, and storage. Industrial uses comprise 160 acres. Public and Semi-Public includes all lands and buildings devoted to governmental facilities, schools, churches and cemeteries, except recreation which is separately classified. These uses comprise 165 acres. State Recreation and Conservation includes all Brighton State Recreation lands within the Township. State lands comprise 3,840 acres. Local Recreation and Conservation includes Township owned and leased recreational lands as wel I as privately owned recreation lands. Local recreation lands comprise 365 acres. Agricultural and Vacant includes lands actively used for agricultural purposes and lands not currently put to any active use. These lands comprise I0,075 acres. Water includes major water bodies and comprise 2,525 acres. PATTERNS Land use patterns in existence today were largely established during the first thirty years of this century with the proliferation of cottage construction from Ore Lake to Portage and Baseline Lakes. The greatest concentrations of medium and high density residential uses are surrounding the lakes. Much of this development is located in subdivisions originally platted as recreational lots, thirty to forty feet wide. The conversion of seasonal cottages to year round residences has resulted in a more intensive use of land than was originally intended. 14 �In recent years low density residential subdivison activity has increased in the non-lake areas of the Township due to the lack of avai I able lakefront property and the desire of people to live on larger tracts of land. Further, more stringent health regulations have required larger lots to permit the use of on-site waste disposal. The predominance of state-owned lands in the northern one-third of the Township has prevented the growth of residential development. The State lands serve as a buffer between the expanding Brighton area and Hamburg. Commercial uses are largely located in Hamburg Village and north of the Village on M-36. Smaller clusters of commercial activities can be found on M-36 near Buck Lake and Lakeland and on Pettysville Road in Pettysville. Industrial uses are predominantly confined to the area in close proximity to M-36 near Hamburg Village. NEIGHBORING LAND USE Land use patterns and decisions in Hamburg Township and neighboring units of government have a degree of influence on one another. Land use in Township areas surrounding Hamburg is predominantly low density residential, recreational, agricultural, and vacant. The City of Brighton, bordering the northeast corner of Hamburg Township, represents the most urbanized neighbor. Hamburg's relationship with its neighbors will be closely tied to land use activities along the major growth corridors linking Hamburg Township with neighboring units. These corridors include M-36 West to Putnam Township, M-36 east to Green Oak Township, and Brighton Road north to the City of Brighton. All units of government should carefully weigh the impact on their neighbors of land use decision within the major growth corridors. 15 �CONSTRUCTION ACTIVITY Evidence of the proliferation of single-family construction is provided by a review of building permit activities. From 1973 to 1979, the Township Building Department · issued 1,232 bui (ding permits for single-family homes valued at $50,247,679. This compares to 31 permits for commercial structures valued at $1,227,644, 9 permits for industrial structures valued at $824,927, and 944 permits for residential alterations valued at $4,576,739. The substantial number of permits issued for alterations perhaps indicates that the process of converting summer cottages is continued. The average value of single family construction permits has risen steadily since 1972. A complete table of Township Building Permit activity is located in the Appendix. so 45 40 7.3 74 75 7b 77 78 1r ,4//e~e:,e V4L...U8jt-OP pew R~b!OeJ./77.JL W!W/1./G PE/<Mff6 ;t. irt 16 ffloo<Sctl1d6 �POPULATION AND ECONOMY POPULATION TRENDS The growth in population in Hamburg Township, as well as many of the surrounding Townships, has been substantial since 1950 as shown in Figure 2. The growth rate from 1950-1975 for Hamburg Township hos consistently been greater than the total growth rate for Livingston County. The special census conducted in 1976 indicated Hamburg Township had 7,541 people, ranking it third in population among all Livingston County municipalities. •5,4YI • '7✓ 54/ CHARACTERISTICS A review of the general characteristics of the population is important to assist in determining future land use and community facility and service needs. The following is a summarization of general population characteristics of Hamburg Township compiled by the U.S. Bureau of the Census: I. The 1976 Special Census indicated that of a total population of 7,541, 3,870 or 51.3% were males and 3,671 or 48. 7% were female. Of the total population, non-white residents numbered I07 or 1.4%. 2. The distribution of population by age for 1970 and 1976 is shown in Figure 3. While the distribution of population for each major group (pre-school, school age, etc.) remained fairly constant from 1970 to 1976, closer examination of the more specific age groups reveals some shifts in age distribution. In 1976, the age groups of under 5 years, 5-9 years, and I 0-14 years, showed a decrease. The age groups of 15-19 years, 20-24 years, 25-34 years, and 35-44 years all increased, with the greatest proportional increase in the 25-34 and 35-44 age groups. Al I age groups 45 years of age and older either declined in population or remained stable. 17 /q50 /qbo 1970 1976 PtJFtJLAnON "J1<ENO CMAKr �Figure 2 POPULATION TRENDS Hamburg Township and Surrounding Areas, 1950 - 1975* % Change % Change 1960 50-60 1970 60-70 1975 Estimate % Change 1950 HAMBURG TOWNSHIP I, 713 3,189 86.0 5,481 71. 9 7,325 33.6 7,541 City of Brighton 1,861 2,282 22.6 2,457 7.7 3,241 31. 9 3,437 Brighton Township 1,645 2,875 74.7 5,882 104.6 8,109 37.9 8,396 Genoa Township 1,066 2,402 125.3 4,800 99.8 6,503 35 5 7,229 Green Oak Township 1,837 4,631 152.1 7,598 64.1 9,651 27.0 NA 26,725 38,233 43.1 58,967 54.2 77,859 32.0 NA Livingston County NA - Not Avai Iable Source - U.S. Bureau of Census 18 70--75 1976-1977 Spec ia I Census �Figure 3 POPULATION BY AGE GROUP 1970 and 1976 1970 Population Percent of Total 1976 Population Percent of Total Group Aqe Pre-school Under 5 yrs 475 8.7 613 8.1 615 649 469 11. 2 School Age 5-9 10-14 15-19 II. 8 8.6 729 839 691 9.7 II . I 9. 2 5-!9 I, 733 31.6 2,259 30.0 20-24 25-34 35-44 45-54 55-64 382 776 589 633 524 7.0 14.2 10.7 11. 5 9.6 537 1,326 914 794 616 7. I 17.6 12.1 10.5 8.2 20 64 2,904 53.0 4,187 55 . 5 65-74 75 and over 252 117 4.6 2. I 322 160 4 3 2.1 65 and over 369 6.7 482 6.4 Subtotal Labor Force Subtotal Seniors Suf)total TOTAL Source: 5,481 100.0% U.S. Bureau of Census 19 7,541 100.0% �3. The educational attainment for persons 25 years and older in 1970 was comparable to county and state averages. Median school years completed for Hamburg Township residents was 12.2 years, compared with 12.2 years for Livingston County and 12.1 for the State of Michigan. 4. Of the 1970 population of 5,481, 982 people or 17.9% were of foreign stock, that is, either foreign born or native born of foreign or mixed parentage. Persons of Canadian, British, Polish and Czechoslovakian descent comprise the largest proportion of the foreign stock. 5. The estimated per capita income for 1969, 1972 and 1974 in Hamburg Township remained above the averages for Livingston County and the State of Michigan. PROJECTIONS The three factors which modify the population of an area are births, deaths, and migration. The birth and death rate are factors over which local government can exert the least control. However, in and out-migration are very much influenced by the local economy, transportation accessibility, development policies and local lending policies. T_he_ i_nability to predict population growth with pinpoint accuracy does not diminish the importance of projections as a guide to local decision-making. For purposes of this plan, projections are used to assess the affect of growth on cur~ent and desired conditions in the Township. In this manner, population proJections serve as a target of the desired level of growth the community can bear :,Vithout harming the physical and social environment. The Township Master Plan is formulated in response to meeting that desired level of growth. 20 �Several projection techniques were reviewed to determine which most accurately depicted expected conditions in Hamburg Township. It was determined that the population projections prepared for the Small Area Forecast Program by the Southeastern Michigan Council of Governments (SEMCOG) would provide the most useful guidance in projecting future population growth. The SEMCOG Small Area Forecast Program produced six alternative population projections, each based upon a different set of pol icy assumptions such as sewer extensions, effective or ineffective local zoning and planning, environmental protection programs, and the development of regional transportation programs. A table located in the Appendix illustrates each alternative population projection along with the 1990 and 2000 projections. ~fter evaluating the assumptions of all six alternative projections., Alternative Six was judged to be the most reasonable for Hamburg Township. Alternative Six promotes moderate conservation policies by making use of existing housing and s~w~rs, and conserving sensitive lands. The population projected by Alternative Six 1s 8905 by 1980, 12, I 02 by 1990, and 17,566 by the year 2000. ECONOMY TAX BASE The _tax base of Hamburg has been largely dominated by residential land use. A detailed table of assessed valuation is included in the Appendix. Residential valuation has grown at a rate exceeding 30% annually and accounted for 96% of th e tax base in 1979. Although commercial and industrial assessed valuations have shown a steady growth, they have continued to provide a relatively minor portion of the Towns hi p's tax base. 21 1471P f'C,r'(JL,,4T10",I P/?OJSCTI0}./:5 .2.COO �EMPLOYMENT TYPE AND LOCATION By and large, Hamburg Township can be considered a residential community for people who work elsewhere. Commuting patterns indicate that nearly 65% of the workers reporting their place of work in the 1970 census were employed outside of Livingston County. Outside of Livingston County the major recipients of the Hamburg work force were Ann Arbor, Washtenaw and Wayne Counties. Hamburg Township is not without some local employment base. A survey conducted in 1978 identified 29 commercial and industrial enterprises employing a total of 439 people. Accounting for 81 % of the total employment, the ten largest employers in Hamburg Township include: R&B Manufacturing Hoskins Manufacturing Lakeland Golf and Country Club Tri-Veyor Progressive Metal Homburg Screw Products Breemon's Restaurant Crest Tool Pedersen's Hardware and Dairy Queen Edelweiss Restaurant WAsllrE/..J4W ;4m'1 co. ArkX!r DE.611/JATTOJ../ OF' co1.1MorEK:5 F/«IM lfAJ.,lf?;{J/?13 Tf)"-/NsttlP �COMMUNITY FACILITIES AND SERVICES Community facilities and services refer to those buildings, land, equipment and activities owned and operated by the public or by the private sector for the benefit of the community as a whole. Community facilities and services provided for Hamburg Township residents were inventoried and their adequacy assessed. The location of existing co~munity facilities are illustrated by Map 3 in the Master Plan section of this document. SCHOOLS Hamburg Township is served by four school districts; Pinckney Community Schools, Brighton Area Schools, Dexter Community Schools, and Howell Public Schools. Pinckney Community Schools serve approximately 90% of the Township while the other school systems cover smal I areas near the northern and southern Township boundaries. Figure 4 provides comparative school district data in terms of total enrollment, millage, facilities within Hamburg Township, and the State e~ua!ized valuation within the Township devoted to each district. The School districts do not determine how many of their students live in Hamburg Township. The Pinckney school system currently has four schools in Hamburg Township. ~( ~ew elementary school was opened on M-36 near Whitewood Road. Recen 1/ 1 mprov~ments to Pinckney High School included: construction of an indoor swimming pool and auditorium; addition of a second gymnasium; addition of 14 classrooms; and, expansion of the media center. !he_ 14 additional classrooms for the high school will be adequate until 1982, yet it is likely that additional space will still be needed to accommodate population gro':"~h. Population trends and current facility capacities indicate a need for additional high school space by 1990. The Brig · hton Area School system serves the Ore Lake area and the extreme northeast portions of the Township. The Hamburg Township portion of the school sy st em encompasses only a small portion of the entire district. 23 6ClfCK:JL DISTR/cr MAP /2'.MI.BURG' lOWJ../611/P A . />i11ckJ?t.fl Comrrru111JJ Schools B . 1:>r~!o11 Area uohqofs C. Dw+er S<Ytools CO/TV'n.G('11'/!:f D . Howell Rl/:>!,c 5chod.s �Figure 4 SCHOOL DISTRICTS WITHIN HAMBURG TOWNSHIP 1978 Statistics I I II I jl i Valuation Within Hamburg Township* Total School System Enrollment Millage Total Dollars Pinckney Community Schools 4,900 33.77 69,434 619 62.00% Briqhton Area Schools 5,127 32.00 8,217,583 5.10% Dexter Community Schools 2,136 29.50 3,094 568 2.90% Howell Public Schools 6,108 31.54 182,917 .09% School District *State Equalized Valuation Source: Information provided by School Districts and compiled by Ayres, Lewis, Norris & May, Inc 24 % of District �A new elementary school located on Bauer Road just north of the Township line was completed in the fall of 1978. Adjacent to this site, a new middle school was scheduled for completion in 1979. These new facilities will serve Hamburg Township residents and provide adequate educational facilities until 1990. The Brighton High School now has a capacity of approximately 1,600 students and this figure will likely be reached by 1982. It is expected that expanded high school facilities will be needed in the mid 1980's. The Dexter Community School system serves the extreme southern portions of the Township. Within its boundaries are approximately 70 homes with the most intensive development occurring along Gallagher Lake. Student enrollment has remained relatively steady within the school system. Migrations into the district have been offset by the declining birth rate and as a result of this there are no new facility development programs within the district. Present facilities are adequate for existing enrollment and future development is not expected to place unusual burdens on the existing facilities. The Howell Public School system serves a sparsely populated area within the Township. Except for a small portion of private land containing a few residences, all of the area served by the district is within the Brighton State Recreation Area. Currently many of the Howell Schools are on double shifts and there is a severe probl.ern of overcrowding. Accompanying this shortage of facilities is the r~lat.1vely long bus riding time required for many students living within this school district. PARKS AND RECREATION Park~ and recreational facilities are an important facet in the scheme of a g~owi~g township. Parklands provide recreation opportunities, preserve scenic and hi st oric values and protect environmentally sensitive areas. Planning for these township parklands is especially important during the early developing phases when lands are undisturbed and land costs for park acquisition are relatively low. 25 �The largest park and recreation space is the Brighton State Recreation Area encompassing 3,840 acres within the Township. With fishing and boating, swimming, camping, horseback riding, picnicking, and hiking trails, the Recreation Area must be considered a regional attraction serving southeastern Michigan. The attraction of the recreational opportunities will have continuing effect on roads, police and fire protection, and commerce within the Township. The Huron-Clinton Metropolitan Authority has owned substantial acreage within the Township scattered in individual parcels near the Huron River. Original plans to develop the acreage have been abandoned and H.C.M.A. has proceeded to dispose of this land for local recreational purposes. Hamburg is currently purchasing Merrill Field, a 134-acre park site, from the Huron-Clinton Metropolitan Authority. The park acquisition received broad community support when voters approved a one mill tax increase for purchase. Merrill Field is currently limited to baseball/softball play with seven diamonds. Th~ Township is also leasing a 180-acre parcel across the road from Merrill Field. This tract is currently undeveloped as a recreational facility. O~her recreational facilities within the Township include school district and pn~~t~ly owned facilities. Pinckney High School has eight outdoor tennis courts, facl11t1es for basketball, track, baseball and softball, and an indoor swimming pool. Hamburg Elementary School has facilities for softball, basketball and football but th ~ play areas are poorly maintained and are not of regulation size. The major privately owned recreational facilities include: Cobb's Marina (public lake access) Rush Lake Hills Golf Club (public) Lakeland Golf and Country Club (private) Camp Talahi Cordley Lake Day Camp Livingston County Conservation Club ~~m~u~g Township residents are fortunate to live in an area where rec_reational kdis in abu~dant supply. The proximity of state lands and the predominance ~f 1 a efront residential properties satisfy the recreational needs of many Township 26 �residents. However, the competition for use of recreational facilities will likely increase because existing recreational resources will continue to draw users from beyond the boundaries of Hamburg Township. In addition, existing recreational lands lack certain facilities to meet existing recreational needs. It is therefore important for the Township to consrder providing expanded recreational facilities for Township residents. Many of the recreational deficiencies of the Township can be identified by age groups. Play equipment, such as swings and slides, is largely unavailable for younger children. There is also a need for additional organized activities for school age children and young, middle aged and senior adults. GOVERNMENT FACILITIES The current Township government facilities include the Township Hall and the Township Hall Annex located on Stone Street in Hamburg Village. The Township Hal~ was constructed in 1947 by volunteer fire fighters. The ground floor houses equipment and trucks while the second floor is a large meeting room. The meeting room presents some problems to handicapped persons and senior citizens because of the second floor location. The Township Hall Annex is a converted church in excess of one hundred years old. The Annex is used as office space for IO P~ople including the Supervisor, Clerk, Treasurer, Building Department, Police 5t a!ion, and supportive staff. In general, the Township facilities lack adequate office space, adequate and accessible meeting space, suitable sanitary facilities, and adequate parking. !he Hamburg Township Library, built behind the Township Hall Annex in 1967, has heen a product of community participation and effort. The library is open 35 c~~rs per we~k and serves approximately 4,000 registered pa~rons, both adults and . ildren. With a book collection of I 5,000 volumes, the library has an annual circulation of 38,000 volumes. Membership in the Huron Valley Library system greatly increases the availability of books through interlibrary loans. The library was expanded to 2 506 square feet with an addition in 1975. There is a ~trent nee? for a meeting ro~m within the facility. Sharing the parking lot with f e Township offices creates problems for Library visitors. Senior citizens who requent the library find the parking situation especially critical. 27 �POLICE AND FIRE SERVICE Hamburg Township is currently served by three police agencies. These agencies are the Hamburg Township Police Department, Michigan State Police-Brighton Post, and the Livingston County Sheriff Department. While detailed crime statistics are not available for Hamburg Township, the Livingston County Sheriff's Off ice reports that on a county wide basis crime has significantly increased during recent years. From 1970-1977 minor offenses have risen 142% while serious offenses have risen 129%. The figures reflect population increases for the County and also reflect a general change from low density agricultural setting to a more populated residential environment with associated urban crime. Har:iiburg Township created its own police department in 1979. Before that time, police protection was contracted with the Livingston County Sheriff. The Township is currently staffing the Police Department to meet its protection needs. St ate and County agencies have attempted to expand staff and services but have been limited by budgetary constraints and resultant manpower shortages. The St ate Police Post services all of Livingston County and four Oakland County T?wriships with an average of two police cars and four men per shift. The post will n_ot likely increase manpower in future years because State Police officials ~e di_recti~g new manpower for their expanding urban posts in cities such as etroit, Flint and Lansing. The County places three to five patrol cars throughout th e County per shift. The Hamburg Township Fire Department is highly unique in the fact it is privately ~;ned and ~perated by the fire fighters. Organized in 1946 and incorporated in 48 , t~e Fire Department has expanded its fire fighting capabilities, manpower nd a capital equipment in response to the growing needs of the Township. The Department is staffed totally by volunteers including 30 regulars, 12 appre t · n ices, 12 retired members and a women's unit composed of from 15-20 28 ;J �wives of the regulars. techniques. All volunteers are trained in modern fire fighting The Township Hall which currently houses the Fire Department was built in 1947 by the volunteer fire fighters. The major pieces of fire fighting equipment now include: No. IOI - High Pressur~ Fog Rig - 750 gallon tank capacity and 800 lbs/sq inch pumping capability No. I 02 - Class A pumper - I 000 gallon tank capacity and 500 gpm pumping capability No. I 03 - Rescue and Grass Rig - 250 gallon tank capacity and 800 lbs/sq inch pumping capability plus rescue equipment No. 104 - Rescue and Grass/High Pressure Fog Rig - 300 gallon tank capacity and 800 lbs/sq -inch pumping capability plus rescue equipment No. 105 - Class A Pumper - l000 gallon tank capacity and l000 gpm pumping capability Six homes of regular fire fighters are equipped with phones to receive emergency calls and all regular fire fighters are issued Plectron radio units. Upon receiving a~ emergency call, the fire siren is triggered and the regular fire fighters are a erted through the radio units. On the average, a truck will be on the road within two minutes of receiving an emergency call. ihe Fi~e Department finances operating and capttal costs by charging the township $250 per fire call and $150 per emergency and rescue call. Responding $~Oapproximately 120 calls per year, annual revenues range from $18,00~ ,OO0. The Department has also entered in a mutual agreement with surrounding communities to assist in responding to larger fires. 29 �The Fire Department has established a fine reputation for efficiency and effectiveness. The response time to emergency and fire calls has been excellent in spite of the large expanses of territory that must be covered from the current location of the Fire Department. The ability of the Fire Department to respond to future fire fighting needs is highly related to levels and patterns of future growth. The current response time from the Township Hall to the farthest point in the Township is 12-15 minutes. As congestion increases on Hamburg roads, response time to all points in the Township is likely to increase. It is estimated that approximately one-third of the fire and emergency runs to ~re?s west of Lakeland. The accessibility to the western half of the Township is limited by the Huron River. A s residential growth increases in the western half of the Township, the incidence of fires and emergency calls will likely increase. WATER, WASTEWATER, SOLID WASTE, AND UTILITIES The sole means of water supply and wastewater disposal is through individual wells and septic systems. The provision of public water supply is generally not a problem due to the adequacy of groundwater resources, although the potential contamination of groundwater remains a concern. The lack of a public sanitary sewer system in the more developed portions of the Township wi II restrict future ?evelo~ment to land uses generating primarily domestic wastes. For example, 1ndustri~s generating a process waste would have difficulty receiving sanitary wa st e disposal permits from County and State health authorities. ;he Federal Water Pollution Control Act Amendments of 1972 provides federal ~~s_to_ finance public sanitary sewer systems. Funding is limited to the solution 0 d xi st mg water pollution problems and may not be used to open up new areas for ekelopment by providing sewers. It is possible that built up areas around the 1 a es and Hamburg Village may eventually be sewered. 30 �Until recently, the Township leased a private landfill for the disposal of solid waste. When the landfill did not meet requirements of the Department of Natural Resources, the Township was forced to seek other means of disposal and proceeded with plans to construct a refuse transfer facility on five acres at Merrill Field. The solid waste transfer station is classified as a Type I facility designed to receive refuse from individual users and hand unloaded vehicles of not more than 1/2 ton capacity. The trash is unloaded into a stationary compactor which, when full, is hauled to a landfill for disposal of the compacted trash. The transfer facility is expected to meet Hamburg's needs for a number of years. Hamburg Township is serviced by the major public utilities of Southeastern Michigan. Consumer's Power, Michigan Bell Telephone, and Detroit Edison all have trunk lines and distribution systems within the Township. There are currently no restrictions or shortages for new residential users. Electrical output and natural gas supplies have kept pace with new development. Detroit Edison is currently upgrading the Hamburg Substation and increasing voltage from 4,800 volts to 13,000 volts. Consumer's Power does not have limitations on natural gas us_es_ in new residential development, yet commercial and industrial users over 6.6 million BTU are subject to review by the utility. While utility supplies are gen:rally available in adequate quantities, it should be noted that the dwindling natio~al_ energy supply will force conservation and could conceivably place restrictions on growth within the Township. ROADS ~ Public roads within the Township are classified accordingly: State route Primary hard top Local hard top Primary gravel Local gravel ~- 36 is a state route under the jurisdiction of the Michigan Department of ansportation. Primary and local roads are maintained by the Livingston County 31 �Road Commission with the State Motor Vehicle Highway Fund matched by Township funds. M-36 links the communities of Pinckney, Pettysville, Lakeland, and Hamburg. There is currently much concern over the safety and general conditions of M-36. The rolling topography, sharp curves, and limited sight distances contribute to difficult driving conditions, especially during adverse weather. Complicating these conditions are driving lanes which are 11 feet instead of 12 feet wide with gravel shoulders along most of the road. Adjacent land uses and numerous primary road intersections cause traffic flow restrictions and potential safety hazards. The State of Michigan has no plans for improvements on M-36. While traffic volumes average 5,000 Average Daily ·raffle (A.D.T.), this volume is well below ~he approximate 10,000 A.D.T. State officials require before considering improvements. Jhe Li~ings!on County Road Commission inventories local and primary roads and ete~~ines if they are adequate or inadequate, based primarily upon road surface conditions. Other factors for evaluation are design capacity, safety and surrounding land uses. Although road standards are variable according to urban a~d rural use, terrain, vehicle type and many other factors, the road standards a opted by the Livingston County Road Commission are outlined in Figure 5. ~igur~ 6_ provides a listing of primary and local hardtop roads along with a general Resc~ipt,on of conditions. Chi Ison, Hamburg, Pettysvi I le and Strawberry Lake 0 . ~ s all have segments of inadequate road. Hamburg Road is particularly ~? equate because of high traffic volumes, adjacent land uses and poor pavement. h inans Lake Road is one of the busiest roads in the Township. In some areas it a~d as traffic volume equalling M-36. Other roads with heavy use are McGregor warthout. ~;~h~~ Lake Road is the only primary gravel road in Hamburg Township and Part e~ acce~s to the Brighton State Recreation Area. Traffic volumes are imm'c~ orly high during summer weekends and holidays. Although there are no be P~v~~t~ plans for paving, D.N.R. and county officials feel that the road should in the near future. 32 �Figure 5 TYPICAL ROAD ST AND ARDS FOR LIVINGSTON COUNTY Road Type ADT* Driving Lane Shoulder R.O.W.** I I I , 000-2, 000 12' 6" min 120 Local Hord Top 500-1 ,000 11' 6' min 120' Primary Grovel 200-500 11' 6' min 120' 4' min 4' min 100' Pr imary Hardtop Local Grovel 200 11' Local & Subdivision 200 12' *Average Daily Traffic **Right-of-Way Source: Livingston County Road Commission 33 66 1 �Figure 6 PRIMARY AND LOCAL HARD TOP ROADWAYS* Road Name 1976-1978 Average Dail}:'. Traffic Adeguate Surface lnadeguate Total Miles I, Primary Road Chilson 8 Mile Hamburg Pettysv i 11 e Shehan Strawberry Lake Whitewood I .45 .94 1.00 , • 763 1,650 I , 625-3, 969 1,450 I, 531 1,092 I, 112 Prime Mixed Mixed Prime Prime Prime Prime & Seal Bitum. Bitum. & Seal & Seal & Seal & Seal .89 2.10 I. 79 449 NA NA 1,353 NA NA 963 I ,320 1,862-4 . 597 Prime Mixed Mixed Prime Prime Mixed Prime Prime Prime & Seal Bitum. Bitum & Seal & Seal Bitum. & Seal & Seal & Seal 1.44 .68 .71 2.46 .56 .35 1.00 2 38 2.11 2.53 3.84 2.18 1.99 3.98 .94 4 ,84 2. 18 .89 4 09 I. 79 Local Road Cordley Lake Hall Road Hacker Road McGregor Pine Bluff Pleasant Lake Dr. Rush Lake Swarthout Winan's Lake I 44 .68 .71 2.46 .56 .35 1.00 2.38 2. II NA - Not available Source: livings-ton County Road Commission and adapted by Ayres, Lewis, Norris & May'. In~• Adequacy is based upon road safety, surface conditions, and alignment and is subJect1vely determined by the Livingston County Road Commission. 34 ,1 �Merrill Road is the most heavily travelled local gravel road in the Township. Traffic is generated from recreation activities on Merrill Field and the linkage of Strawberry Lake Road and M-36. Local subdivision roads built in the I 920's and I 930's were not subject to County approval. As a consequence, many of these roads serving lake frontages are very narrow (nine foot lanes) and provide little right-of-way for improvements or maintenance. New public roads are subject to Road Commission approval and design standards. Auto accidents occur more frequently on the major roads and intersections of the Township. The entire length of M-36 is subject to frequent accidents due to the high speeds and design inadequacies. Other high frequency accident areas include: Hamburg Road McGregor Road Kress Road and the M-36 Intersection Chi Ison and Bishop Lake Intersection There are two major bridges in Hamburg Towns hip, both spanning the Huron River. The M-36 bridge has been scheduled for widening to 40 feet to carry two lanes of traffic with eight foot shoulders. The Winans Lake Road bridge was replaced in 1963 and has an expected life of another 60 years. Future traffic patterns within the road network will be closely related to land use. Because of this it is vitally important that road development be coordinated with the overall plan for the Township. The most critical corridor is along M-36. Car~ful consideration of land use planning, zoning and site development along this corridor wi II insure a well coordinated traffic system and land use pattern. 35 ,I �NATURAL RESOURCE INVENTORY AND CAPABILITY The natural environment of Hamburg Township offers both opportunities and limitations on the type and extent of future development. Certain areas are unsuitable for septic systems, unstable for building foundations, poorly drained, and susceptible to flooding. While these factors place restrictions upon development, other natural resource factors present opportunities for development. The scenic and recreational attractiveness of the lakes, hills and woodlands offer a unique residential setting. It is helpful to examine these natural resource factors in detail to determine both the opportunities and constraints. The examination involves an inventory of resource factors, and a determination of the capability of the natural resource base to support future development. - SOILS In order to minimize construction costs and risks to the environment, it is desireable for future development to be constructed upon sites with suitable soils. P~or soils present problems such as poor foundation stability and septic field failu:~· The three major soi I characteristics considered in the analysis of soi I conditions are drainage, foundation stability and septic suitability characteristics. Eac~ of these factors were inventoried and mapped according to information prov!ded by the Livingston County Soil Survey, prepared by the Soil Conservation Service. DRAINAGE ~oil drainage characteristics are examined because of the potentially high evelopment costs, maintenance costs and sanitary problems encountered on 00 rly drained soils. These costs and problems are often associated with septic 1d failures, flooded basements and susceptibility to frost action. Dense mucks, 1 ~ t~, and clays with high water tables are the soils most often associated with rainage problems. f. !f 36 �In general, poorly drained lands lie within the floodplains of the Huron River and chain of lakes. Other areas include lands associated with Hay, Chilson, South Ore and Horseshoe Creeks and the numerous small ponds or depressions throughout the Township. Moderately drained and wel I drained soi Is consist of loamy sands which allow the passage of water from surface layers to lower soi I depths. These areas are sufficiently above the groundwater table to assist drainage and provide a suitable foundation for construction. FOUNDATION ST ABILITY Shifting foundations, cracked walls, and cracked pavement and roadways are some of the potential problems associated with foundation instability. These problems often result in increased development and maintenance costs or, in extreme cases, structural fai Iure. ~enerally, well-drained, coarse-textured soils provide the most suitable foundations. Soils with good or fair stability are located in the upland sections of the Township. Poor soil stability occurs with soils containing large concentrations of organic material, such as muck, silt and clay. The areas of poor soil stability are concentrated in the low lying and poorly drained areas adjacent to lakes and creek~. In those low lying areas the presence of water in and near the surface contributes to frost heave, compression, shrinkage and swelling. SEPTIC SUIT ABILITY ~ecaus: t~er_e. is no central wastewater collection system within H?mburg Township, ind1v1dual _septic systems are the primary m_ea~s of wastew~ter disposal. herefore, the location of septic systems on proper soils 1s extremely important. Septic field failures are often the result of poor soil permeability, high water table or excessive slope. Soils such as compacted clays and silts will not allow wast~":'ater to percolate through the filtering layers of soil. A high water table prohibits adequate filtering thereby allowing the sewage effluent to pollute the roundwater supplies and contaminate residential wells, lakes and streams. inally, excessive slope does not provide adequate time for percolation. Instead ;ast ew?ter will drain to the low end of the septic field and the filtering action of e entire septic field will not be utilized. 37 �Areas of slight septic suitability are scattered throughout the Township, but are predominantly in upland areas. Important areas of suitable soi Is are located near the Village of Hamburg, southeast of Winans Lake and along the western portions of M-36. TOPOGRAPHY AND RELIEF The surface geology of the Township was formed I 0,000 to 12,000 years ago when glacial activity deposited rock, soil and large blocks of ice. The ice blocks embedded within the soil eventually melted and left depressions which are today's la~es. These lakes were connected by an outwash channel which is now the Huron River and chain of lakes system. Figure 7 illustrates a typical cross-section through the Township. The topographic features of the area and the relative elevations of the Huron River, chain of lakes, and the upland moraines to the north and south are depicted. Most of the residential development within the Township is located within the lower elevations. There is limited development at the higher elevations to the north and to the south of the river corridor. These uplands are I ikely to become an attra~tion for future development because of the unique contrast to the flat terrain of Southeastern Michigan. ~lope is an important development consideration associated with topograp~ic eatures. Steep roadway grades, septic field failures, soil erosion and excavation cost s are some of the difficulties associated with severe grades. Areas of e~tre~e slope have been mapped so that opportunities and constraints for P tent1al development can be outlined. ~h~re are two major areas of extreme slope. These are the areas north of Winans Ta e a~d _the area west of the Chi Ison lmpoundment. The remainder of the ownship 1s generally flat to gently rolling with isolated areas· of severe or ::!erate slope. Steep slopes will require sensitive. site pl?nni_ng pr_io~ to d lopment. Care should be taken to insure that extensive grading 1s min1m1zed an to insure that natural features such as vegetation, and top soil are protected. 38 �Figure 7 MA!vl/3URG TOU/Nvft/P J./06- to !Scafe 5CHE'M477C ceoss-oeCTlO"I oeve(oped Lowla.~~ i I ....... 39 �WATER RESOURCES Groundwater and surface water deposits are a vital resource within Hamburg Township. Because there is no central water distribution system, residents must rely upon individual wells for their water supply. The lakes and streams of the Township are also an important resource because of the associated scenic and recreational amenities. It is therefore important that water resources be protected and managed in a manner which would insure their quality and availability for future use. GROUNDWATER Important factors in the evaluation of groundwater are the quantity and quality of the water. Quantity or yield standards for a typical residential or commercial use range from 7 gallons per minute to 20 gallons per minute. The geologic and hydrologic features of the Township provide the residents with an average of 15 gallons per minute. This figure will vary upon location within the Township. More whater appears to be available within the outwash channels of the central lowlands tan :he upland moraines. However, water is generally available in sufficient quantity and will not likely be a factor in limiting growth. ~ater quality is a more important factor than water availability. Water hardness, ~on content, salinity and septic field contamination are hazards encountered in . arnburg Township. While hardness and salinity are minor problems, iron content is common throughout the Township. A more important concern is septic field contam!nation of well water supply. Because of the high water table and lack of protective clay coverings over groundwater supplies, contamination of domestic Water supply is a possibility. Although county health department records report ~~ documented occurrences of contamination to date, residents should be aware at th e potential exists. SURF ACE WATER :~e inl?nd lakes and Huron River corridor are unique because of their residential ractiveness and scenic amenties. Because of these attributes and the desire of 40 �residents for access to these water resources, the relationship between man and his environment becomes extremely important. Water pollution is a major concern which jeopardizes the residential and recreational setting. In 1977 the Southeast Michigan Council of Governments conducted an extensive survey of water quality conditions of inland lakes. Nine Hamburg Township lakes were sampled and, of these lakes, Rush, Winans and Bass Lakes were found to have relatively good water quality. Zukey, Bishop and Baseline were considered moderate to poor while Ore and Strawberry Lakes were considered very poor. An intensive biological survey of the Huron River was conducted by the Michigan Department of Natural Resources in the summer of 1977. The purpose of the study was to characterize water quality conditions by analyzing the biological communities present. Findings of the study indicated that water quality was good between Kent and Strawberry Lakes and excellent downstream of Baseline Lake. The Huron River area in Hamburg Township has been designated as a "countryscenic" river under the Michigan Natural River Act 1970. The adoption of a Natural River District by the Township in 1978 provides for the management of the river corridor which will help protect water quality and aesthetic appeal in the futu~e: Further, proper land management can improve the current water quality con.dit1ons of Hamburg Township. Sources of pollution can be controlled through dra~nage and runoff controls, septic field corrections, proper treatment of sanitary wastes, land use planning, limitation of fertilizer applications, and action by lake associations or residents. Among the major creeks within the Township are Hay, Chilson, South Ore and ~orseshoe Creeks. Associated with the creeks is a corridor of adjacent wetlands. he creeks and wetland are important for surface drainage, groundwater recharge ~nd "'.'ildlife habitat. Alteration of the creeks and wetlands can contribute to lo~ding, poor water quality, insufficient water supply and loss of valuable wildlife hab1tat. 41 �SENSITIVE ENVIRONMENT AL FEATURES Besides soils, topography and hydrology, there are other natural resources which influence future land use and development. Sensitive environmental features such as flood plains, woodlands, fish and wildlife habitat, wetlands and scenic features can present either constraints or opportunities for development. FLOODPLAINS A flood plain is the land area adjacent to a watercourse that is subject to flooding. The designation of flood plains and the restriction of their development is a measure designed to protect life, health and property. Federal and state laws regulate encroachment, dredging and filling within flood plain areas. A detailed delineation of flood plain areas within the Township has been prepared. WOODLANDS Approximately one-sixth of the total land area of the Township is wooded. One half _of these areas are adjacent to the inland lakes or wetlands. Water tolerant spe~ies such as ash, red maple, cottonwood, tamarack, willow, and sycamore are typi<:ally found. Where nature vegetation meets the water's edge, areas of unique scenic resources and wildlife habitat are found. Future development should be planned in a manner protecting unique woodlands. FISH AND WILDLIFE The continued existence of fish and wildlife depends upon the maintenance of ad~quate habitat. While some species can adapt to the pressures of urbanization, ~t ers cannot live in close proximity to humans. According to the Michigan Tepart~ent of Natural Resources, existing wildlife populations for Hamburg ownship are stable and unless prime habitat and cover areas are destroyed, the Popul at·ions are expected to remain stable. T~e inland lakes are especially good for fishing. Bass, pike, and bluegill are the Primary species, · · and an occasional wal Ieye ·1s caug h t ·in th e H uron R'1ver • 42 �Wetlands adjacent to lakes are used as spawning areas for bass and pike. Populations of Canada geese, ducks, songbirds, muskrat, mink, and raccoon are also dependent upon these wetlands. Fox, squirrel, woodchuck, rabbit and deer are the predominant mammals and are actively hunted within State lands in the Brighton State Recreation Area and other private lands. WETLANDS While in the past wetlands were considered to be useless land, it is now realized that they play a very important part in the hydrological and ecological systems. In addition to providing fish and wildlife habitat, wetlands also maintain and stabilize groundwater supplies, reduce the dangers of flooding and improve water quality. The largest wetlands are located adjacent to the Huron River and chain of lakes. The areas north of Bass Lake and near Chi Ison Creek comprise some of the larger wetlands within the Township. Other areas are found along Hay Creek, South Ore Creek and the numerous kettle depressions scattered throughout the Township. SCENIC FEATURES The lakes, topography, vegetation and cultural resources are components in the overall scenic attractiveness of the Township. Scenic vistas are places which ~!ford expansive views of Township visual resources. These are located on top of ills and high elevations (north of Winans Lake) or along roadways (M-36 and other 1 ocal roads). Roadways are important visual corridors because they unfold a rapid sequence of vistas. Lakes, trees, fields, homes, commercial enterprises and signs or~ common sites which are presented to the roadside viewer. Like other ruralur 0~ areas the organization of the vistas is based upon the roadway. Homes, r~tatl centers and other activities are located off these roads and too often the vtwer is presented with a multitude of messages, signs, and symbols which are ~ t~~ associated with a strip development. Too many signs and establishments ~c. ing a sense of organization and purposeful design can become an offensive s rip development. It is important that future planning efforts recognize the ~:~roll image or impression presented along M-36 and avoid potentially offensive rip developments. 43 'I I I: �Landmarks are important visual resources. St. Stephen's Church, historical structures, village centers, the Huron River and various lakes are visual landmarks which lend an important character and identity to the Township. The cultural or man built landmarks should be preserved and managed in a sensitive manner. New development should compliment unique landmarks and should not detract from the scenic vistas of Hamburg Township's lakes, hills and vegetation. NATURAL RESOURCE DEVELOPMENT CAPABILITY The detailed inventory of natural resources is most useful when interpreted to determine the capabi I ity of the natural resource base to support development. By guiding future development into the most capable areas, problems associated with large scale grading, flood damage, foundation stability, poor drainage and septic system failures can be avoided. T~e resource factors considered included topography, floodplains, wetlands, and s~ils (foundation stability, drainage, and septic suitability). Criteria illustrated in Figure 8 were established for the various resource factors to determine which land areas were most or least capable of supporting development. !h~ !inal step in the development capability process was the mapping of the 1nd1 v1?~al natural resource capability criteria on transparent overlays. By combining the overlays, a composite development capability map was produced. ihe development capability map is illustrated on Map 2. Dark areas are lands c:ast. capable of supporting development while remaining Township lan_ds are nsidered to be most capable of supporting development. As shown on this map, g~n~ral patterns of land capabilities emerge. For example lands adjacent to the c ain of lakes, the Huron River and Hay, Chilson and South Ore Creeks are ~enerally less capable of supporting development. Lands with a less restrictive ~velopment capability are scattered throughout the Township. Three major areas 0 . ~avorable land are located within the Township. The first area is located in the tctity of Hamburg Village. Another area is located to the southeast of Winans Na e, and a third area lies within the western portion of the Township along M-36. eh~I st ructures bui It within these areas wi 11 pose few problems to development W Ie p ' . roJects proposed in areas outlined in the dark areas of the map w1'II require 1 c ose scrutinization and sensitive site design. 44 �Figure 8 NATURAL RESOURCES CAPABILITY MAP PROCESS Least Capable Criteria Most Capable Criteria Areas with grades I greater than 13% \ ' I Areas with grades less than I 3% Areas within the Areas not susceptible I00-year flood boundary _ _ _ _ _ _,. to flooding Wetland areas _ _ _ _ _ _ _ _ _ _ Areas which are not wetlands Areas of poor soil stability having good or --------· Areas fair soil stability Areas of poor soil Areas having moderatedrainage •------~drained or well-drained soils Areas of severe septic Areas with few septic limitations _ _ _ _ _ _.,.. field limitations Areas most capable of supporting development Areas least capable of supporting development 45 �·-1:1 ¾d1 I I ./ i I Map 2 LAND AREAS MOST LAND CAPABILITY MAP CAPABLE OF SUPPORTING DEVELOPMENT HAMBURG TOWNSHIP MASTER PLAN LAND AREAS LEAST CAPABLE OF SUPPORTING DEVELOPMENT 4 ~ AYRES. LEWIS. NORRIS & ENGINEl!RS ARCHITECTS MAY. INC. PLANNERS �I I I I Master Plan �MASTER PLAN PLANNING APPROACH The approach taken in the development of the Master Plan is tailored to meet the needs of Hamburg Township. The greatest asset of the Township is a highly unique natural resource base set in a rural atmosphere. Within the area encompassed by Hamburg Township, there is sufficient space to accommodate large numbers of people and housing. However, the effect of unrestrained growth on community life styles, natural resources and community facilities and services could be potentially devastating. The Master Plan emphasizes the proper use and management of the Township's nat~ral and man-made resources in an effort to maintain and improve the qua I ity ~f life for residents. Thus, the plan is based highly upon community goals, existing _u~e patterns, and the capability of the natural resource base and community acilit1es and services to accommodate future development. t~ The Master Plan is designed to accommodate a reasonable level of population gr~;th. SEMCOG Alternative Six, which predicts a l 990 population of 12, I 02 and ~uf/? population of 17,566, is used as a guideline for future population growth. t icient land areas with capable natural and man-made resources are available d? accommodate the projected level of population growth. The Master Plan irects future development into the most capable areas. /'L4/.IN/NC:t A/eEA MAP JIAM.BU~G 'JOW/2611/P i A. 0 ass~~t 1 (n the description of the proposals set forth in the Master Plan, Hamburg A;wns P is divided into five Planning Areas: Hamburg Village Area, Lower Lakes of~~ ~pper_ Lakes Area, Rush Lake Area and State Lands Area_. The_boun~ar_ies land Janning Areas were determined by a number of factors including existing use and physical man-made features. 47 ···.;;;....:.4..,•.. Sfafe Land:s b• f?..t.15'7 Lake, C. Z/,P;>e-t, ~ O. Lower~ B . flam bu":g Vitta3e, �COMMUNITY FACILITIES AND TRANSPORTATION IMPROVEMENTS PLAN The Community Facilities and Transportation Improvements Plan is shown in Map 3. As Hamburg Township continues to grow and the characteristics of the population changes, the demand for improved facilities and services will increase. The efficient and economical delivery of services will continue to be a concern to Hamburg Township residents. By assessing current and expected needs of Tow~ship residents and evaluating land use patterns, the necessary facilities and s~rv,ces can be planned. Planning for the proper location of community facilities will lead toward the most efficient use of tax dollars and delivery of services. SCHOOLS ~ ~ch_ools_ ~lay an important role in the physical development of a community. The es,rabd,ty of Hamburg Township as a place to reside is greatly influenced by the ~dequacy of schools. Although the responsibility for schools lies with local school rd boa s, the Master Plan can provide guidance by illustrating the relationship .e~ween future facilities. land use patterns and population distribution and the location and s,z,ng of school ~~tu~e Township population growth and land use patterns will primarily affect the ,~;~ ney th and Brighton School Districts. Population projections indicate that by ag ' e largest increases in school age populations wi II be within the high school / groups. The increases are primarily due to the heavy in-migration of ementary and middle school groups. nd ed high school facilities will be needed by the mid l980's in both the at iin:e{ and ~righton Sch~ol Districts. The expansion program being ~n?~rtak~n ben d ney High School will be adequate until 1982, yet expanded facil1t1es will accoee ed to accommodate future growth. It is likely that expansion plans can be mrnodated at existing Pinckney and Brighton High School sites. ~!~ 48 �~Ji I I f i I I I I - - __J_ - -·· - · .,.,.,. Map 3 COMMUNITY FACILITIES & TRANSPORTATION PLAN PROPOSED AUTO ROUTES INTERSECTION IMPROVEMENTS 0 0000 NON-MOTORIZED TRAIL PROPOSED FIRE STATION HAMBURG TOWNSHIP MASTER PLAN 4 AYRES, LEWIS. NORRIS & ..,,,,,,,,, ENGINEERS • ARCHITECTS • MAY. INC, PLANNERS ~ �Elementary schools have traditionally played an important role as centers of community activity. Unfortunately, low density development has required the extensive use of bussing and reduced the importance of the elementary schools serving Hamburg Township. As discussed earlier, there is a significant relationship between land use patterns and the location of new schools and vice versa. In this regard, the fol lowing recommendations are made: I. Every effort should be made to locate new elementary schools in areas of concentrated development to enhance the school's position as a neighborhood focal point. Hamburg Elementary is well located from this standpoint. 2. It appears that high school facilities wi II be expanded at their current locations. New middle school facilities, if necessary, should be located in relation to population and travel time since bussing time and costs are of paramount importance. 3, Schools should be accessible from but not located on major roads, such as M36. Students, especially those in elementary school, should not have to cross heavily travelled roads when walking to school. 4. The Planning Commission, in consultation with the School Boards, should consider requiring large-scale residential subdivisions to set aside adequate space for new schools. ~S AND RECREATION The acq ·1 ·t· • R d _u s1 ion of Merrill Field and the lease of the HCMA property across Merrill d~a will prove to be a tremendous asset. It is recommended that Merrill Field be I sevt~ oped into a Township Center, a concept that is further explained in the next c ion. For rec t· corn rea ional purposes, Merrill Field has the potential for development as a I and fhete community park. Besides the existing seven baseball/softball diamonds e two football fields, future development will include: 50 �- two additional 60 foot softball diamonds lighting fixtures for two diamonds restroom and concession foci I ities parking for 200 cars two regulation tennis courts facilities for horseshoes and shuffleboard picnic shelter and picnic grounds winter sledding area trai Is and nature areas The trail proposed by the Department of Natural Resources along the abandoned Grand Trunk Roi !road right-of-way could offer tremendous recreational potential r,0 _Hamburg Township. However, the concerns regarding the security of residents I1 ~ ng along the trail are valid. The Township should not support development of th1 s trail which would encourage activities other than hiking, jogging, bicycling or ~ross~country skiing. The Township could extend the trail eastward from its errn_inus at Lakeland past Merrill Field to Hamburg Village. This would provide a continuous non-motorized link from the western portion of the Township to the 6~oposed Merrill Road Township Center as well as Hamburg Village. Additional ikeways, hiking trails and bridle paths from outlying portions of the Township ~ould be connected to the proposed trail thereby connecting schools, residential eveloprnents and commercial areas. l~re is ~ need for neighborhood parks for younger children. School playgrounds ~ha ~rtion of the void but are largely inaccessible to the majority of children. e _Policy of requiring the provision of park space in new subdivisions should be ~~:~n_ued. Efforts should be made to acquire neighborhood park land in Lake lished areas such a_s Hamburg Village, Lakeland, Ore Lake, Buck ~a~e, Rush and Portage-Baseline Lakes. Neighborhood parks should be a m1n1mum of 0 ne acre in size and contain playground equipment and play areas. The acq . 't• . full dev uisi ion of additional larger community parks would_ be costly. W1~~ !he Will be ~lo~ment of Merrill Field, Township funds for recreational land acqu1s1t1on 36 • lirn_ited. However, a large wooded tract east of McGregor and south of MTheis a uniq~e property that is worthy of either public or private preservation. cons·dconversion of the old landfill to a recreational facility may also be 1 ered. 51 '1 I �GOVERNMENT FACILITIES The existing Township offices present many problems due to inadequate office and meeting space, sanitary facilities and adequate parking. As the Township continues to grow, the need for a new Township Hall will become increasingly apparent . !n addition to development as a community park, Merri II Field would provide an ideal site for a Township Center. Development of a Township Center would consolidate a number of community activities at one location, thereby serving as a focal point for Township activities in much the same manner as the existing Township facilities function. Included in the Township Center would be Township offices, library facilities, community meeting hall, police facilities, senior citizen activity center, and ~dequate parking. The location of the Center at Merrill Field would be accessible rom al.I areas of the Township and would provide the necessary security for the recreation facilities. iJhe existing Township Hall could continue to be used as a fire station. The second oor could be converted to living quarters for firefighters. The Township annex could conceivably be turned over to a local historical group for use as a Township museum. ~AND FIRE SERVICE Jhe I0continuing influx of high value residential, commercial and industrial P.ment into Hamburg Township will increase the demand for expanded police ~ct~on. Standards for police protection suggest I to 2 police officers per 1000 9°fou ,ation. This standard would indicate the need for 6 to 12 o'.ficers .b?'. 1990 ~nd could by th~ year 2000. There will be a need for expanded police facil1t1es which e provided at the Township Center. /°/v; t 52 �Since its formation in 1946, the Hamburg Township Fire Department has provided excellent fire protection service. There is no need to tamper with a successful ~ystem of fire protection. However, similar to police protection, urbanization will increase the need for increased fire protection. This necessity will increase with the addition of new industry to Hamburg Township. It is recommended that the Fire Department consider the addition of a full time, P.aid '.ire Chief to coordinate all activities of the Department as well as conduct fire inspections and investigations. The intent is not to dilute the volunteer concept but to strengthen the Department's ability to respond to changing conditions. ;tre is ev(dence of the need to locate a fire substation in the we~tern portion '?f / T.ownsh1p. A recommended location is along M-36 near Pettysville Road. This 1fcation would reduce response time to the Rush Lake Area and the western half 0 the lower lakes, upper lakes, and State lands areas. mER, WASTEWATER, AND SOLID WASTE ~ue to the availability of groundwater resources, the need for public water supply is ~ot cr.itical in the near future. However, the combination of individual wells °': hseptic systems could be hazardous in some parts of the Township. Residents ~t. shallow wel Is should be aware of potential septic system contamination of eir Water supply. The need. f or ·improved wastewater disposal appears to be a more pressing · in concern co~;.r~atn areas of the Township. Existing population densities, natural resource irn tttons and land use in the upper and lower lakes and Hamburg areas warrant pt~Ved means of wastewater disposal. The following are recommended as ority areas for improvements: 53 �M I. In the upper lakes area, Ore Lake is one of the most densely populated areas of Hamburg Township. The land resource capability surrounding Ore Lake indicates it is an area least capable of supporting development. l, Zukey, Strawberry, Portage and Baseline Lakes are considered priority areas in the lower lakes area. These lakes are densely populated and have natural resource conditions least capable of supporting development. Water quality conditions in Zukey and Baseline Lakes were considered moderate to poor and Ore and Strawberry Lakes were considered poor in the 1977 water quality study conducted by the Southeast Michigan Council of Governments. 3, Hamburg Village is considered the final priority area. The existing commercial and industrial concentrations along M-36 warrant consideration for public sewering. The addition of future industry will be contingent upon the availability of public sewers. A~imPortant consideration in the sewer issue is the effect sewers have on growth an _development in the sewer service area. The extension of sewers into previou~ly unsewered areas must be accompanied by a land use plan and (ulations to direct growth into areas most capable of accommodating ~;lopment. The Master Plan, if properly implemented, provides sufficient 901 once so that sewers may be provided in the priority areas without encouraging new growth that would have a long-term damaging effect on the Township. ~lt~~ugh the appropriate steps have been taken to handle the solid waste disposal in\tns, the Township role in solid waste management will be likely to increase M e future. The State of Michigan has recently enacted the Solid Waste pl~nog;ment Act which requires the prepartion of county solid waste manageme~t lhi~sl ef~re July 1, 1981. It is important that the Township seek involvement 1n Panning process. 54 �TRANSPORTATION IMPROVEMENTS The purpose of the Township road network is to provide for the safe and efficient movement of people and goods within and through the Township. Adequate roads are essential to the conduct of commerce and daily human activities. The automobile will continue to be the dominant mode of transportation due to scattered land use patterns and population densities and personal preferences. However, energy availability and cost will make non-motorized transportation more attractive, a factor that must be considered in future planning. There exists a strong interrelationship between the road system and land use patterns. The type and pattern of land use wi 11 strong I y influence traffic volumes al~ng a given road. Likewise, the adequacy of a road may determine the type of adjacent land development that occurs. Therefore, future road improvements recommended in the Master Plan are based on the adequacy of the existing roads <rid existing and future land use patterns. The following transportation improvements are recommended: I. ~ - Although a comprehensive widening and improvement program of M36 is viewed as justified by Township officials, the Michigan Department of 5t ate Highways and Transportation has no such plans. changes could be made to improve conditions: Several incremental Construction of a bypass to alleviate pressure on the stretch of M-36 from the flashing light north of Hamburg Village past the commercial strip to where the curve is intersected by Hamburg Road. In lieu of the costly construction of a bypass, reconstruction of the Hamburg Road intersection to provide for a three-way stop. Reconstruction of the Merrill Road intersection and road bank removal to provide for better sight distance and safer access to Merrill Road. 55 �I Construction of turning lanes at the Chi Ison Road, Kress Road, Pettysville Road and McGregor Road. I I 1 i'I' I I' Construction of a service drive at the rear of M-36 businesses near Hamburg Village. (More fully discussed in the Land Use Plan.) 2. Merrill Road - In conjunction with improvements planned for Merrill Field, Merrill Road should be hard surfaced from M-36 to Strawberry Lake Road and the grade and intersection at Strawberry Lake Road improved. 3. Bishop Road - Due to high traffic volumes during summer months, Bishop Road should be hard surfaced from Chilson Road to Hamburg Road. Since traffic volumes are generated almost solely by the Brighton State Recreation Area, the project should be undertaken and funded by the State of Michigan. 4. '5. ~iscellaneous Road Improvements - Portions of Chi Ison, Hamburg, Pettysvllle and Strawberry Lake Roads are judged inadequate by the Road Commission but no locations are specified. A survey of these roads should be undertaken to determine inadequacies. ~n-rnotorized Transportation Improvements - The Jackson to Lakeland trail could provide a non-motorized transportation route linking the western and eas~ern portion of the Township. However, the Township should encourage a design concept which protects the security of Township residents, discourages motorized use, and encourages non-motorized use. The Township s~ou!d encourage the development of additional bike and pedestrian-ways wh1th1 n new subdivisions for potential linkage with a major system throughout t e Township. 56 �IMPLEMENTATION RECOMMENDATIONS I. 2. 3. 4, Section IO of the Township Planning Act, P.A. 168 of 1959, states that upon adoption of a plan, the Planning Commission shall have the authority to approve the location, character and extent of any street, square, park or other public way, ground or open space, or public building or structure proposed to be located within the Township. This authority applies not only to Township projects but to action proposed by other public bodies. The action of the Planning Commission can be overruled by a majority vote of all Township Board members or by resolution of the governing board of the public body submitting the proposed project. The Township's role in providing and financing community facilities will undoubtedly increase in the future. An orderly procedure for planning and financing Township community facilities can be achieved through the adoption of a Capital Improvements Program (CIP). The CIP is a long-range schedule of projects developed for a five-year period and contains estimated costs, and sources of funding. The CIP should be updated annually and presented at the Township annual meeting. Development of the Township Center with expanded recreational facilities, n_ew Township offices, a community and senior citizens center, and expanded library facilities would fulfill immediate Township needs. Further study should be initiated regarding proposed facilities and estimated costs. Full development of the Township Center may require outside sources of funding. The highest priority for road improvement is M-36. The Planning 0 mm_ission should form a study committee to evaluate the :riteria st . ablished by the Department of State Highways and Transportation for ~rnprovement of M-36. Alternative sources of funding improvements should Me s~udied. High priority locally funded road projects are the paving of Rernlf Road and improvement of intersections at M-36 and Strawberry Lake 00 ~Immediate consideration should be given to the construction of a ~rvi_ce drive at the rear of the businesses on M-36 near Hamburg Village. e _implementation of this concept is discussed more extensively in the next section. ; 57 II �5. One of the greatest obstacles to overcome in the location of new school facilities is the apparent lack of coordination between School Boards and the Township Planning Commission. Annual meetings between these bodies should be scheduled to discuss Township growth patterns and the impact on school facilities. 6. The Township Board should consider establishing an ad hoc Public Safety Committee to review Township needs for police and fire protection. Immediate attention should be given to the location of a fire substation in the western portion of the Township. 58 �LAND USE PLAN The Land Use Plan depicted in Map 4 serves to translate Community Goals into a narrative and graphic illustration. It is based largely upon existing land use patterns, natural resource capability and adequacy of community facilities and services. The Land Use Plan Map is not intended to serve as a Zoning Map nor dictate the use of individual parcels of property. As a generalized guide to the location of growth and development, the Plan can serve as the basis for future zoning decisions such as rezoning requests and the issuance of special use permits. The Pion can also aid private individuals in finding suitable locations for proposed developments. hQCATION ST AND ARDS The following location standards for each major type of land use were used in developing the Land Use Plan. The residential densities that are indicated are to serve as a guide to overall densities within the various areas provided. Low density rural residential is planned for land areas least capable of supporting development, difficult to serve with community facilities, or reserved for residential development beyond the year 2000. Within this area, single family residences should be developed at one dwelling unit per two acres. However, the overall density of this area should be kept relatively low. The provision of low density rural residential will lead toward the preservation of open space and the rural atmosphere of Hamburg Township. M.:di~m density residential is intended for areas including and adjacent to exi~trng low density residential areas and certain undeveloped land areas whi~h are least capable of supporting development at higher densities. Medium density residential provides for single-family residences at a density of one dwelling unit per acre. 59 �~ J i. I a i r·-·-·-·~=~ ·-·-·-·-·-· ·-·-·-·-·-·-·-·1 i i ! i i i i_,_,_ ,.... i i i •-·-·-•-•4 ;i I I I ! ,/ Brighton State Recreation Area -·-··-•-i (if' ··-·-·-·-· i ii 1· b,..........i i i i i ' i ! -·-·-·-·-·-·-·-·-··-·-. __._ , - cc· I I - 1I l Ore Lake ""i I i - I i i i i i ____ _ J __ ~ INDUSTRIAL ~ PUBLIC & SEMI-PUBLIC [2;3] NATURAL RIVER - RESIDENTIAL f·-·-·-·l RECREATION & CONSERVATION STATE ~ RECREATION & CONSERVATION REGIONAL - LOCAL LAND USE PLAN HAMBURG TOWNSHIP MASTER PLAN .... ~ AYRES. LEWIS. NORRIS & ENGINEERS ARCHITEC TS MAY, INC. PLANNERS �High density and Multiple family residential are intended for areas including and adjacent to existing medium density residential areas, capable of supporting development at higher densities, and located in close proximity to community facilities, service, transportation routes, and commercial areas. High density provides for single and two-family residences at two dwelling units per acre. Multiple family residential densities will vary depending upon on-site wastewater disposal and water supply regulations, but will generally be four dwelling units per acre. Natural river residential is located within the Huron Natural River District, as established by Huron River Management Plan adopted by the Natural Resources Commission. Commercial areas are intended to maintain and, in certain cases, expand existing commercial areas where population densities dictate. However, strip commercial development along M-36 is to be discouraged. Industrial areas are contained to the larger existing indus-trial areas. These areas are relatively isolated from residential areas and can be provided with existing and planned community facilities and services. ~NNING STRATE GIES The allocation of proposed land use for the Township as a whole is depicted by ~ategory in Figure 9. The amount of land devoted to residential land use will Leterrnine future population. The extent of residential land use proposed by the Use Plan will provide for a population of approximately 17,566 by the year 2 3~t 61 �Figure 9 PROPOSED LAND USE Land Use Total Acreage Residential Low Density Rural Residential Medium Density High Density Multiple fomily Commercial 9.650 5,055 680 140 250 lnciustrial 180 Public and Semi-Public 180 Recreation and Conservation State Local and Regional 3,840 545 Water 2,520 Total Prepared by Avres, Lewis, Norris and May, Inc. 62 23,040 �Figure 10 illustrates residential land use and the subsequent population by Planning Area. The residential land use acreages and densities represent the upper limit which should be permitted within each Planning Area. Figure I 0, in conjunction with the Land Use Plan, should be used as a growth management tool. By regularly monitoring residential land use, the Township can ensure that population projections, al located by Planning Area, are not exceeded. For example, as the amount of high density residential approaches 680 acres within the Hamburg Planning Area, the Township should act to limit additional units. The Land Use Plan allows for the concentration of development in areas with a capable resource base and adequate community facilities and the reduction of densities in areas not capable of supporting development. To preserve the rural character of the Township and reduce the cost of providing services, the Plan promotes very low residential densities in currently undeveloped areas in the northern, southern and western portions of the Township. A vigilant policy of concentrating growth in the appropriate areas will lead toward easing developmental pressures in areas which are not capable of supporting development or should be preserved for very low density development. More specific planning st rategies are discussed by Planning Area in the remainder of this section. The Hamburg Village Area has historically been a center of governmental, social and commercial activity. It is the area of closest proximity to U.S. 23 and the metropolitan Detroit area. Further, the Village has a large proportion of land capable of supporting development. rhe Land Use Plan calls for the continuation and enhancement of Hamburg Village Crea as the primary center of community activity. Development of the Township enter at Merrill Field will relocate the center of community activities but should not d~tract fr~m the overall objective for this area. A concentration of medium ~nd high ?ensity residential, multiple family residential, commercial and industrial f?nd use in this area will be more easily served in the future by schools, police and ire protection, utilities, and other community services. 63 �I Figure 10 PROPOSED RESIDENTIAL LAND USE BY PLANNING AREA Planning Area Homburg LD MD HD MF Gross Acreage Net Acreage No. of Units Population 480 380 680 140 36 285 510 105 18 285 1020 420 56 884 3162 1302 Subtotal 5404 Lower Lakes Lb 3980 2385 MD 398 1789 199 1789 Subtotal 617 5546 6163 Up~r Lakes lo 2175 1625 MD 218 1220 109 1220 Subtotal 338 3782 4120 Rush Lake lo MD 1985 665 199 500 100 500 310 1550 1860 1030 103 52 _J_g) 160 Subtotal State Lands LO Subtotal TOTAL LO MD HD MF Low Density Residential and Reserve ( I unit/2 acres) Medium Density (I unit/acre) High Density (2 units/acre) Multiple Family (4 units/acre) Net Acreage Population 17,707 Gross acreage minus acreage allocated to streets, utilities, other improvements and unbui ldable area. In MD, HD, and MF net acreage is assumed to be 75% of gross acreage. In LD net acreage is assumed to be I 0% of gross acreage due to overall lower densities, proximity to urban concentrations, and unbui ldoble orea. Based upon number of units x 3. IO persons per unit (SEMCOG Alternative Six) Prepared by Ayres, Lewis, Norris & Moy, Inc. L 64 �Although residential development is concentrated in this area, it is important that some areas be maintained in low density residential and reserve. Existing industrial areas will probably not expand without public sewers. The Township should consider developing the area north of and east of M-36 as an industrial park. Existing commercial areas are maintained but the extension of strip commercial development along M-36 is strongly discouraged. The commercial area along M-36 could be greatly improved by the construction of a service drive at the rear of the existing commercial uses. The advantages of a service drive would be to reduce congestion along M-36 by eliminating the multitude of curb cuts, allow for the landscaping and beautification of M-36 commercial frontage, open the interior of the area for commercial development, and enhance the area as a center for community commercial activity. Th~ Lower Lakes Area and the Upper Lakes Area will continue largely as residential areas very closely tied to lake waterfronts. To minimize pressures on the lakes, overall residential densities should be kept as low as possible. Currently und:veloped areas which are not capable of supporting development are ?esignated as very low density residential and reserve. This is especially critical in_ ~lose proximity to the lakes where individual septic systems and wells are utilized. To maintain open space and rural character, areas south of Strawberry Lake Road, and north of Ore Lake should be held in reserve or developed at low densities. ~~di~m density residential development is contained to existing developed areas. pxisting densities are medium to high around Ore, Buck, Strawberry, Zukey, ortage and Baseline Lakes. In areas with medium to high densities that are not ca~able of supporting such development, overall densities can be reduced through ~aintaining vacant areas or requiring that they be developed at lower densities. urther, the replacement of dilapidated structures on small lots should not be encouraged. Exi st ing commercial areas at Buck Lake and Lakeland are retained, while the cornm enca · I area at Chilson Road and M-36 ' · · is expanded. The extension o f strip cornmercial development is strongly discouraged. 65 �Concentrations of medium density residential, commercial and public land uses will enhance the Rush Lake Area as a secondary center of community activity. The proximity to schools and the Village of Pinckney coupled with a capable resource base makes the area north of M-36 and west of Pettysville Road very attractive for more intensive residential development. Expanded commercial activity should be provided near Pettysville Road and M-36 to serve the additional population. Areas north of Rush Lake Road and west of Pettysville are to be held in reserve or developed at very low densities. Within the State Lands Area, the Land Use Plan designated privately-owned lands as very low density residential and reserve. The proximity to the Brighton State Recreation Area and the lack of accessibility to community facilities and services make the area inappropriate for any higher density development now and well into the future. ~TURAL RESOURCE STRATEGIES Throughout this document, the importance of the natural resource base has been e~phasized. The correlation of land use density to natural resource capability will help promote preservation of natural amenities. However, the Master Plan ~ust address the quality as wel I as the quantity of land use within the Township. : 0 ~mitment to protection of Township resources will require the adoption of policies directed toward the following specific resource problems: I. Drainage - The increase in development activity will place additional burden on existing natural drainage systems unless preventive measures are adopted. The overtaxing of drainage systems could lead to localized flooding, environmental damage, and costly storm drainage improvements to be borne by taxpayers. By prompting the preservation of natural drainageways and providing stormwater retention basins, the impact of development upon drainage systems can be minimized. Although the County Drain Commissioner approves drainage plans for new subdivision plats, the Township should adopt more stringent drainage standards for not only subdivisions but also other development activity under their authority. 66 �2. Floodplains - It is undeniable that the majority of Township residents live within a floodplain. Any attempt to eliminate existing floodplain development will continue to be met with resistance by Township residents. However, realistic regulations can be developed which are consistent with the existing situation in Hamburg Township. The adoption of regulations should not render the floodplain useless. Within the floodplain there are varying degrees of hazard which require different regulatory treatment. The floodway is that portion of the floodplain which directly adjoins the stream channel and endures frequent flooding and strong currents. The f loodway is an inappropriate area for permanent construction, especially designed for human habitation. However, the area within the floodplain but outside the floodway serves as a backwater storage area and may be developed provided structures are elevated above the flood level or f loodproof ed. Township policies toward floodplain regulations should: (a) recognize the difference between the f loodway and the remainder of the floodplain; (b) prevent future development within the floodway; and (c) require future nonfloodway floodplain development to be elevated or floodproofed. 3. Surface and Groundwater Qua I ity - Many of the activities affecting water quality in the Township such as the Brighton and Northfield Sewage Treatment Plants occur outside of the jurisdiction of Hamburg Township. However, there is much that can be done within Township boundaries to maintain and improve surface and groundwater quality. Many natural conditions influence the quality of groundwater. However, groundwater may become contaminated by the improper disposal of Surface water quality is poll utan ts into the groundwater reservoir. influenced by: 67 i:::--- - 7 ~ zz~, .., ;;,: ,, " " I 11 I �a. activities within the lake or river such as swimming, boating, waterfowl population, etc. Impacts of these activities are generally shortterm in nature. b. activities within the watershed, such as construction, agricultural management practices, and septic system functioning. Surface runoff within the watershed carries fertilizers, pesticides, soil particles, animal waste and other debris into surface waters. Impacts of these land use activities in the watershed are long-term in nature and are primary causes of water pollution. Property values, public health and the quality of life in Hamburg Township are highly related to the maintenance of surface and groundwater quality. Given the complexity of the problem, no attempt will be made in this document to propose solutions. However, the Township, in cooperation with the various lake associations, may wish to explore a possible mechanism to begin the study of water quality problems. 4. Natural Topography and Vegetation - For those who have resided in an urban setting, the intrinsic value of rolling topography, trees and vegetation is well understood. Poorly conceived subdivision activity has unwisely removed tree cover and involved massive grading to minimize site development cost. The scarcity of large tracts with woods or rolling topography make those that still exist highly valuable. The land use densities proposed by the Land Use Plan will promote the preservation of existing vegetation and topography. Further, specific standards can be applied to subdivision plat regulations and site plan review to require preservation of tree cover, the provision of landscaping and buffer strips, and the minimization of site grading. The adoption of a Planned Unit Development Ordinance, discussed under Implementation Recommendations, wi II encourage preservation of open space, vegetative cover, and natural topography. 68 �IMPLEMENTATION RECOMMENDATIONS I. The Land Use Plan reflects long-term desired growth patterns, densities and . land uses. One of the principle means of implementing the Land Use Plan is through the Township Zoning Ordinance. Future rezoning requests and special use permits should be reviewed for agreement with the basic proposal of this Plan. A table in the Appendix illustrates the relationship between current zoning districts and the land use classifications proposed by the Land Use Plan. 2. Several specific areas of the Township Zoning Ordinance should be reviewed and revised: a. Permitted and special uses in each Zoning District should be reviewed for compatibility with current conditions in the Township and the Land Use Plan. Since the adoption of the Ordinance in 1968, certain uses may no longer be appropriate for the district in which they are located. b. Administrative rules, procedures and standards should be updated to conform to revision in the Township Rural Zoning Act, and changed conditions in the Township. c. Traditional zoning is designed to segregate uses by districts and establish rigid standards for each district. In most cases, this approach is necessary and appropriate. However, creative land planning, unique natural conditions, and the social needs of residents are overlooked to meet the basic requirements of the ordinance. To encourage more creative design, preservation of open space, and mixed use of a site, a Planned Unit Development (PUD) provision should be incorporated in the Zoning Ordinance. A PUD option is intended for larger sites and allows for integrated site design, clustered buildings, preservation of common open space, and mixed building types and land use (residential, community facilities, commer- 69 �cial, and recreational). Densities are calculated for an entire site rather than on a lot-by-lot basis. Clustered building sites allow for the preservation of open space and the reduction in site development and utility costs. The mixture of building types and land uses provides a more creative and interesting development. d. 3. 4. A more detailed site plan review process has recently been incorporated into the Township Zoning Ordinance. Site plan review will permit the Township to exercise more control the quality of land development by requiring approval by the Planning Commission of detailed site plans for proposed development. The site plan will illustrate the relationship of the development to neighboring areas, compliance with zoning district regulations, and special considerations such as landscaping plans, parking and traffic circulation, and preservation of natural features. The recent revision and adoption of the Subdivision Plat Ordinance, prepared in accordance with the Michigan Subdivision Control Act, is a major step toward regulating the quality of land subdivision in the Township. Unfortunately, many aspects of platting activity go beyond the control of the Township. The full cooperation of County and State agencies with plat approval authority should be sought so that the best interests of the Township are served. There is a need for better coordination of County agencies in the platting process so that potential problems or conditions associated with a particular subdivision plat may be better communicated to the Township. To avoid costly drainage improvements in the future, and promote uniform requirements, the Township may wish to consider adopting standards for storm drainage improvements to be applied to new subdivision plats and site plans. The standards would be designed to regulate the amount of storm runoff permitted to leave a development site so that existing drainage systems are not overburdened. 70 f, �5. Although much pub I ic debate has been devoted to floodplain zoning, a great deal of misunderstanding still exists. As was experienced with the adoption of a Natural River Residential District, reasonable regulation can be developed which promotes the public interest while protecting private rights. The recent completion of detailed floodplain mapping provides accurate information to Hamburg citizens. The Floodplain Citizens Committee should now proceed with developing floodplain zoning regulations. 6. The maintenance and, in some cases, improvement of water quality within the Township will be largely influenced by the efforts of Township residents. Although numerous lake associations exist, there is a need for these groups to pool their efforts to achieve a common goal. It is recommended that an Inter-Lakes Association be formed composed of representatives of each lake to discuss and solve common problems. 7. Improvements along M-36 near Hamburg Village will only be achieved through the cooperation of the businesses located there. An M-36 Business District Committee should be established composed of Planning Commission representatives, businessmen and other interested citizens to explore methods to improve traffic circulation and safety, visual appearance and economic utility of the M-36 business strip. 71 d, �Appendix �LAND USE CLASSIFICATIONS AND APPLICABLE ZONING DESIGNATIONS f Applicable Zoning District(s) Land Use Proposed Density Low Density Rural Residential and Reserve I unit/2 acres RAA-Single Family Low Density Rural I unit/60,000 sq ft. Medium Density Residential I unit/acre RA- Single Family Medium Density I unit/30,000 sq. ft. High Density Residential 2-4 units/acre RB - Single Family High Density I unit/ I 0.000 sq ft. Multiple Family Residential 4 units/acre RC - Multiple Family Residential varies depending on size of development Natural River I unit/acre NR - Natural River Residential I unit/30,000 sq. ft. Commercial NA NS - Neighborhood Service CS - Community Service NA NA Industrial NA I - Industrial NA Actual Density �HAMBURG TOWNSHIP ASSESSED VALUATION 1971 - 1979 Agriculture* Commercial Industrial Residential TOTAL 1971 3,022,225 620,240 360,710 23,388,362 27,391,537 1972 4,565,435 648,235 451, 130 28,540,215 34 . 205,015 1973 4,760,833 700, 170 370 ,050 30,612,272 36,443,325 1974 5,349,688 828,360 416,770 36,867,228 43,462,046 1975 6,444,600 909, 140 884,370 42,075,354 50,313,464 1976 998,550 1,015,070 53 , 476 408 55 ,490,028 1977 1,037,650 I, 131,100 60, I04 839 62,273,589 1978 1,154 . 640 1,154,900 74 ; 186,287 76,995,827 1979 I, 611 1,689,690 87,964,210 91,265,690 , 790 *Agricultural valuation discontinued in 1976. Source: ft Hamburg Township and compiled by Ayres, Lewis, Norris & May, Inc. �SEMCOG SMALL AREA FORECASTS ALTERNATIVE POPULATION PROJECTIONS HAMBURG TOWNSHIP. 1990 and 2000 Projected Population Alternative 1990 2000 Alternative One - Local Plans Modified by Trends in Local Policy Changes. The Trend Alternative shows the distribution of population, households and jobs that would result if current trends in the implementation of local plans were continued through the year 2000. 11,294 17,435 Alternative Two - Local Plans Modified by Strong Resource Conservation Policies. The Conservation Alternative shows the distribution of population, households and jobs that would result if public policies were developed to encourage development within the urbanized area of Southeast Michigan making use of existing sewers and households and reducing public service and utility costs. 9,949 13.043 Alternative Three - Local Plans, Modified by County Plans and/or Policies. The County Plans Alternative shows the distribution of population, households and jobs that would result if the existing plans and policies of the counties were followed. 12,562 14.983 �Projected Population Alternative !990 2000 Alternative Four - Market Forces, Unrestrained. The Market Forces Alternative shows the distribution of population, households and jobs that would result if no public policy restraints were placed on where development could occur in the seven-county area. This alternative shows what happens if there is no check on urban sprawl. 8,162 16,330 Alternative Five - Local Plan, Unmodified. The local Plans alternative shows the distribution of population, households and jobs that would result if policies contained in local plans were followed without modifica-tion. Since many local plans tend to favor growth, this alternative puts few limitations on urban sprawl. 15,379 23.304 Alternative Six - Local Plans Modified by Adopted SEMCOG Policy Recommendations. The SEMCOG Alternative is a moderate conservation policy which makes use of existinq housing and sewers, and conserves sensitive lands. 12,102 17,566 Source: Southeastern Michigan Council of Governments, Small Area Forecasts � 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 Hamburg-Twp_Master-Plan_1979 Creator An entity primarily responsible for making the resource Hamburg Township Planning Commission, Hamburg Township, Livingston County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1979-11-26 Title A name given to the resource Hamburg Township Master Plan Description An account of the resource The Hamburg Township Master Plan was prepared by the Hamburg Township Planning Commission and Ayres, Lewis, Norris & May, Inc. and was approved by the Hamburg Township Board on November 26, 1979. Contributor An entity responsible for making contributions to the resource Ayres, Lewis, Norris & May (consultant) Subject The topic of the resource Master plan reports Hamburg Township Planning Commission (Mich.) Livingston County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/734510d784165f92b6211d026955f8f4.pdf 558f7b78d921b674df3a3108de3aca79 PDF Text Text ADOPTED BY PLANNING COMMISSION JULY 17, 1989 GROSSE ILE TOWNSHIP MASTER PLAN Gerald Luedtke and Associates, Incorporated Urban Planning Consultants Detroit, Michigan �- ----------------.....■ Table of Contents Page LONG-RANGE DEVELOPMENT POLICIES FOR GROSSE ILE TOWNSHIP 1 POPULATION ANALYSIS 6 COMMERCIAL BASE ANALYSIS 26 INDUSTRIAL BASE ANALYSIS 33 THE NATURAL ENVIRONMENT OF GROSSE ILE TOWNSHIP 42 LAND USE 54 TRANSPORTATION 68 COMMUNITY FACILITIES 78 RECREATION 82 �-- List of Figures Page Population Trends in Nearby Communities Population Age Distribution 9 12 School Enrollment 14 List of Maps Grosse Ile Census Tracts 11 Emergent and Forested Wetlands 43 Significant Woodlands and Natural Features 50 Existing Land Use Areas of Historic Significance 55 58 Future Land Use 60 Macomb Road Existing Land Use 64 Traffic Volumes 70 Roadway Classification Map 73 Existing Recreation Facilities 86 �list of Tables Total Population 7 Population Age Distribution 13 Population and Household Projections 23 Holding Capacity of Township Existing and Future Land Use Evaluation of Existing Recreation Facilities and Services Evaluation of Existing Recreation Facilities and Services Based on Age Composition of Households Evaluation of Existing Recreation Facilities and Services Based on Annual Income of Households Support for Recreation and Leisure Programs Support for Recreation and Leisure Programs Based on Age Composition of Households Support for Recreation and Leisure Programs Based on Annual Income of Households Use of Recreation and Leisure Programs Use of Recreation and Leisure Programs Based on Age Composition of the Housholds Use of Recreation and Leisure Programs Based on Annual Income of Households Needed Outdoor Recreation Facilities Needed Outdoor Recreation Facilities Based on Age Composition of Households 23 61 90 91 92 94 95 98 101 102 105 107 109 �LIST OF TABLES CONTINUED Needed Outdoor Recreation Facilities Based on Annual Income of Households Needed Indoor Recreation Facilities Needed Indoor Recreation Facilities Based on Age Composition of Households 110 112 113 Needed Indoor Recreation Facilities Based on Annual Income of Households Favorite Summer Leisure Activities Favorite Winter Leisure Activities Recreation Equipment Owned by Respondents Use of Off-Island Recreation Facilities Suggested Improvements to Recreation Facilities 116 117 119 121 124 �---- - ----------------- 1I Long-Range Development Policies for Grosse lie Township Uesicle11L iul Veveloµnent 1. Grus ~; i: lie . 'l'o\. nship should develop as a predominately single-family t·usidemilli cunmunity. Multiple-family housing should be carefully limited to sites 11/lid, du nut negatively impact on single-family neighborhoods. i. Uotl1 sinyle-family and multiple-family residential develoP71ents should be c.:un:{ul ly designed to preserve and incorporate natural features us an integral µur·t o/ tl,e overull developnent project design \<.herever possible. :1. lk::d<lent iul living areas should be separated from comnercial und industrial by ude4uate land use transitions, open space areas, or provision of sc.:ruening 0r· bufj'ering. u1·eus ,1. V11c.:uid ex i s ls . lcmd on Grosse lie should be subdivided only ,I-hen a definite need !i. 'J'l,c: Ji:wlopnent of residential areas should occur wi t/1 tl,e µr·oper provision of public utilities. u. Ui:siuentiul tllOl'UU!Jh/'(lf'e:s, developnents should not be penetrated in un orderly sequence by major, high volume '/. Ui:siu1.:n£ iul developnent adjacent to the Detroit River should be desiur1ed to µre~urw und enhunce the aesthetic qualities of the rivel'front. ti. lli:dul'ic: stf'uctures and areas on Grosse Ile should be preserved for the e11juyni:nt und use oj' future generations. Historic areas should be sensitively i11tc:ur11Le<.l with new developnents or maintained as separate historic areas as uµµ, ·uµ,· i u Le. !J. Mil:t:d use <1,:velopnents including residential, comnercial, or off ice uses should LJe pe,mit~'ed on a carefully regulated basis in the Macomb Road areu. 10. Crus~t: lie 'J'o\..n:ship should follow a policy of stringent code enforcement in ul I r-u:;iclt:1it iul uruas to ensure that pockets of blight do not begin to emerge as l1u111us uet 0lder·. 11. Uc:wl u[Jt.:r:s of' housing should be encouraged to construct housing \J1ich is <..:u111JJ(tti1.Jk in :size, quality of materials, and design with other existing or JJ/111111,:d l1uu:.i11!) in u st:ction of the toW1ship. - 1 - �1 I C0t,mcr~ i u I l.k:vcl 0µ111.:ut ,\l,1<.: 1,111.J Uuucl :sllou Id be deve I oped as a continuous conmerc i al district w1 i ch 111..:t.:L Liu.: full :;;lwµping and services requirements of the future Grosse Ile Tu111,::;l11p /><•fJ,dutio11. Existing residential buildings should be gr·adually phased 011 l. l. 11 1 ill ·• ·n,e :1,·ulif'e1·ution uf' small, scattered shopping facilities on Grosse Ile ::;/1vuld I,.; fJl'ul,iLi tecl. The master plan reconmends only 1\10 shopping districts: L/11.: lllui,1 .:Jiuµµi11y <.listrict on Macomb Road and a minor convenience shopping tl..:vi.:I u 1.. 1,..;1d u11 Lit<: southeast corner of Meridian and Horse Mi 11 Road. :J. J, ,i:v1"{,..Jti1Jl1.: 1w11 - c.;u11111er·cial uses should not be permitted on Alucomb aoad. •I. C,i111111Tt:1ul {udliLie:;; on Macomb Hood :should be designed so that llwy do not <.:u11j'I ict 1.•i!/1 t"u:;;idi;11tial or gover·m1ental develoJXnents on adjoining lund par-eels. 5. '1111.: <11.::;;1y11 quul i ty of' eonmercial buildings on Macomb Hood should IJe improved Ll11 ·u11y11 <.:/us<: couµerution of' the Plan Comnission and the business comnunity. (i. '1'111.: lv11n:;;ilip should seek to improve the aesthetics of the Macomb Road i11{1 •u::;1tw : lun: i,1cluJing installation of curbs and brick side¼(Jlks, installation uf Im.Jc1 ·: 11 ·u111,<.1 dl'ainage systems, and construction of entrance\.\Oy landscape l 1·cu 1111.:11 t :; . r. /\I I <:i:i:slirtg and proposed comnercial develoJXnents uf{-:;tr1.:d p11rld1,g facilities of pleasing design. li. should have adequate Si!Jflll!Jt: 011 AJucomb Road should be carefully regulated. !J. 1{ u de:;;iyn the:me is adopted for. storefronts on Maccxnb Ruud, it should be a tl1t.:1111.: 11/,id, c.levelops naturully from the character and purpose of the businesses i11 the ,u ..:<J; rwt a design concept \\hich is arbi trar·i ly sup<::rimposed on the af'ea u, · i.,;ll{vn:, :ll uua i 11:;; t the wi 11 of business pef'sons. lilc.lu:-;t,·iul Veveloµ1,er1L 1. J11uu:;;tr· ial .develoJXnent will occur only in the designated industrial pad-: and wi 11 i11dwle only light industrial developnent of high design qua Ii ty ,~llic.:11 clues ,wt c, ·uut..; cmy negative environmental effects. :!. l~uch [)l'Oposed industrial developnent project should be carefully evaluated Lo en..;1.11·i: that it is compatible with and complementary to other inclustriul i11::;tul lot i,,ns in tile industrial park. J. 'Jl1l: l(111nship \viii encourage industrial develop11ents \\hich attain the highest - 2 - �and best use of the industrial park; transitory, speculative, or poorly designed or constructed industrial investments will not be encouraged. 4. The to-....n.ship will encourage industrial develo(ment ¼hich utilizes the Grosse Ile Airport. The Airport facility will be continually improved, as funding permits, to more effectively serve industrial develo(ment on Grosse Ile. Special attention will be directed to the aesthetics of industrial deve l O(men ts to insure that industrial buildings and industrial site plans are visually pleasing, Kell landscaped, and do not detract from the quality image of the coornuni ty. 5. Conmmi ty Foci lit ies 1. Fire protection facilities should be located \.Jiere they can provide adequate service to all develo(ment areas in the to'Wlship. They should be of modern design and should meet the personnel needs of the department. 2. Police facilities should be located to allow deploynent of adequate manpower within minimum response time to all parts of the to-....n.ship. They should be of modern design and should meet the needs of the personnel of the department. 3. Tov.nship offices should provide adequate space for efficient conduct of tomship business and should be readily accessible to the public. Transportation 1. The design of the thoroughfare system should meet the requirements of both existing develo(ment as well as the proposed future land use pattern. 2. Thoroughfares should be organized in an interrelated functional system, and the traffic carrying and land use service functions of each thoroughfare segment should be clearly defined. Local streets should serve primarily abutting properties and should be used only by local traffic. Collector streets should gather and channel traffic from local streets to the major street system. Major streets should carry traffic to longer-range destinations on Grosse Ile and to the t\\-0 bridges to the mainland. 3. ¾herever possible, the location and design of thoroughfares should take advantage of scenic natural features. 4. Pedestrian and bi eye le l i nkage s should be provided be t-...,ieen deve l O(men ts \.Jierever possible. 5. Major thoroughfares should have a minimal number of intersect ions in order to limit friction. - 3 - �6. Develo{YT!ent of improved transit linkages bet~en Grosse Ile and the mainland should be encouraged. 7. Creative use of 'kUter access to Grosse Ile Toi111ship should be explored, particularly with respect to promoting tourism and recreational pursuits. Recreation 1. A balanced system of recreation facilities should be developed WJ.ich includes major conm.mity-wide day use recreation facilities, major park and athletic facilities for use by residents of the to\\llship, neighborhood recreation facilities, and special facilities such as conrnunity recreation centers, bicycle and hiking paths, nature study areas, and scenic riverside drives and vistas. 2. Open space areas should be linked WJ.erever possible in order to create functional relationships. 3. Private or corrmercially-operated recreation facilities should be related to the planning and develo{YT!ent of public open space areas '\\herever possible. 4. Environmentally sensitive areas should be incorporated into recreation facilities WJ.erever possible as an approach to their preservation. 5. Sites for recreation facilities should be acquired or reserved in advance of urban develo{XTlent pressures. Natural Environnent 1. Proposed new develo{XTlents should be revie~d carefully by the Plan Conrnission to ensure that natural features are preserved and integrated with the develo{XTlent design. 2. The Plan Corrmission should require that an environmental impact analysis be prepared for major develo{YT!ent proposals to ensure that such proposals are not detrimental to natural features of the to-w1ship. 3. If a proposed develo{YT!ent rmist destroy natural features, mitigation should be sought through \\hich the affected natural features can be replaced in another portion of Grosse Ile. 4. The to\\llship should vigorously enforce its existing tree ordinance. 5. Required Department of Natural Resources and U. S. Corps of Engineers permits should be obtained before the to\\llship issues building permits for any project '\\hich may affect the natural environment. Proposed develo{XTlents should - 4 - �also be reviewed by ™:lyne County Soil Erosion before permits are issued. 6. Developers should be encouraged to utilize more flexible cluster design options for developnents in order to protect natural features. 7. Natural drainage systems should be preserved in areas \\here new develoµnent is proposed. A master drainage plan should be prepared for Grosse Ile \\hich identifies natural drainage systems throughout the to-....nship. 8. The Plan Corrmission should seek to preserve a visual buffer of trees along street frontages \-\here new develo[YT!ents are proposed. This visual buffer of tree growth provides the M>oded atmosphere \-\hi ch makes a drive through Grosse I I e so scenic and tranquil. GI116 - 5 - �Population Analysis General Demographic Trends Al though Grosse Ile Township has experienced steady population growth over the past quarter of a decade, the growth has not exceeded reasonable limits, thereby allowing the Township to continue development in an orderly manner. The U.S. Census indicates that the population of Grosse Ile increased by about 1,500 people in each of the decades preceding the 1970 Census and 1980 Census (see Table 1). Estimates based on the number of housing units constructed during the past six years indicate that the population may have increased by approximately 500 people since the 1980 Census. It is evident that Grosse Ile is considered a desirable residential community, particularly because it is somewhat isolated from the downriver industries, and because of the unique features of the island environment. However, new housing construction and the subsequent growth in population has not been continuous from year-to-year, as might be expected in a desirable, upscale residential environment. It is clear that residential development and population growth on Grosse Ile have been affected by the economic cycles in the downriver area. For example, during the recession in the early 1980's, an average of only about eight housing units were constructed each year on Grosse Ile. During the past two years (1985 and 1986), however, the regional economy has gained strength, and an average of 65 housing units have been constructed each year. Thus, there appears to be latent demand for housing on Grosse Ile that is readily tapped given suitable economic conditions. Population growth has been closely associated with the level and cycles of new housing construction over the past two decades. Previous analyses have revealed additional construction and population growth on Grosse Ile. 1. factors that affect housing These include: Patterns of Develop■ent. Previous plans revealed that residential development on Grosse Ile occurred first along the east and west shoreline of the Detroit River and along interior canals. Apparently, developers were slow to recognize the value of the interior portions of the islands for residential use. Since most waterfront land has been developed, in recent years people have come to realize the interior land areas provide opportunities for desirable residential development. Geographic - 6 - �TABLE 1 TOTAL POPULATION Numerical Change Percent Change 1940 2,206 1950 3,956 +l,750 +79.3% 1960 6,318 +2,362 +59.7% 1970 7,799 +1,481 +23.4% 1980 9,320 +1,521 +19.5% 1984* 9,121 -199 -2. 1% Source: Bureau of the Census, U.S. Department of Commerce *1984 figure is an estimate. GIOll - 7 - �The pattern of development on Grosse Ile has apparently also been affected by the character of uses across the river. Development along the west side of the island has been retarded because of the impact from heavy industry along the waterfront in Trenton and other downriver communities. 2. Availability of Public Utilities. Development of portions of Grosse Ile may have been limited by the lack of certain public utilities, particularly sanitary sewers and storm drainage. Some interior portions of the island are susceptible to flooding and must be drained, adding to the cost of new residential development. Drainage of most subdivision lands has been successfully accomplished in the past with open drainage. In more recent years, problems have been encountered with the sanitary sewer system, resulting in flooding on the north end of the island. The capacity of the sanitary sewer treatment plant could limit future residential development in certain portions of Grosse Ile. 3. Accessibility. Accessibility has often been cited as a deterrent to growth on Grosse Ile. This issue is related in part to the inconvenience of only two points of entry to the community, via the two bridges. The concern about accessibility is related to a much broader issue, the proximity of the island to regional centers of activity. Residents must be content to travel off of the island for employment, shopping, and cultural opportunities, or to reach a major freeway. Such travel often is time-consuming and may involve long distances. Although the relative isolation of the island is often cited as an amenity, it may also be a factor which limits growth. 4. Public Policy. Public policy has also been cited as a factor that has limited the growth of Grosse Ile. Residents have recognized the fragility of their unique island environment. Consequently, policy documents and regulatory measures adopted by the Township have often sought to control the character and density of development on the island. It is evident that several factors have been and continue to influence the pace of residential development and population growth on Grosse Ile. Nevertheless, Grosse Ile is one of only a few downriver communities where growth is expected to continue during the next several years. Census statistics reveal that population growth has levelled off or actually begun to decline in most nearby downriver communities (see Figure 1). Among the six closest communities, Trenton, Wyandotte, and Southgate experienced actual decline in total population between 1970 and 1980. Riverview and Gibraltar recorded increases in population between 1970 and 1980, but recent estimates indicate that Riverview's population has levelled off at about 14,100 and Gibraltar's has levelled off at about 4,460. Among the six nearby communities, only Woodhaven has recorded substantial population growth in recent years. - 8 - �I ~ 2,000,000 , ,,-~, '" 8 ~ z ' ~ , ---- ,,,,,, ,..,,,. C i0 -,_ ,,,,,,,,,,, C ! ,,, 1,000,000 .,,- .,,,..,,- -- ~ . ,.,. oj " - " - " - • -• •, ,,, • / •·•···••••·•••••--••· •• ..- ······ ••• -- --- ---- 0 z -- -- ~ -------- • / • .,,,- . ~•• •• ••• -- • .,,,-· .,,,-· ·-·-·-· • ..... • Figure 1 1950 ~ ~ ~~ 0 < ffl Trenton ~ 20,000 Z ~ i ··········t······'"! - •••• -•··· ~~~ ✓--- - _.... --· Woodhaven GIIOSSE 11.E lOWNSIHP 10,000 // I, ••••·••• // ••••••••••••••••••• •••••••••••••• ·-GI blallar •••· ~o I 1940 0 Wyandotte Q ~• ... - ---- - ,.,. ~· 500 000 40,000 ►~ _ ~ / 1960 1970 1980 1984 estimate POPULATION TRENDS IN NEARBY COMMUNfflES Source: Bureau of the Census. U$. Deportment of Commerce Gerald Luedtke and Associates. Incorporated �Among other downriver communities located farther from Grosse Ile, Lincoln Park and Allen Park have experienced actual decline in population in recent years, according to Census figures. Taylor, Flat Rock, and Rockwood recorded growth between 1970 and 1980, but recent estimates indicate that the populations of these communities have levelled off in the 1980's. Population Characteristics A review of the age composition reveals that, as a whole, the Grosse Ile population is older than populations of most nearby downriver communities. The 1980 Census indicated that the median age of residents on the north half of the Township (Tract 5960) was 34.5 years, and the median age of residents on the south half (Tract 5961) was 33.6 years (see Map 1). In comparison, the median age of the population for the entire County was 29.3 years. In the six closest downriver communities, the median age ranged between 27.2 and 32.6 years. Median age statistics reveal that residents 55 years of age and older have been increasing in total number and as a percent of total population since 1960 (see Figure 2 and Table 2). In 1960, this age group accounted for 13.3 percent of the total population. By 1980, 17.5 percent of the population consisted of residents 55 years of age or older. In contrast, children under the age of ten have been decreasing in total number and as a percent of total population since 1960. Whereas this age group accounted for 22.9 percent of the total population in 1960, they constituted only 12.4 percent of the total population in 1980. Between 1970 and 1980 the number of children in the 10 to 14 age group also decreased. Residents in this age group accounted for 14.4 percent of the population in 1970, but they accounted for only 10.3 percent of the population in 1980. School enrollment data suggest that the number of children under the age of 15 has continued to decrease since 1980 (see Figure 3). In 1980, a total of 1,316 children were enrolled in Kindergarten through eighth grade. The number of children enrolled in these grades decreased each school year through 1985, reaching a low of 1,082 students. In the 1986-87 school year the number of students in Kindergarten through eighth grade increased slightly to 1,127 students. Al though the number of younger children under the age of 15 has been decreasing, U. S. Census data indicates the number of older teens has increased since 1960. Residents between the ages of 15 and 19 constituted 7.3 percent of the population in 1960; by 1980, this age group accounted for 11.1 percent of the population. - 10 - �•••... I ·••J I \ \ \ \ • I I I \ \ \ \ \ \ \ \ \ I I I ! I I \ \ \ 5960 . \ \ \ \ I I I I I I I I I I I I I •• •• •• . GtOS.Mllit ,o,k-,ay Map1 GROSSE ILE CENSUS TRACTS �-----------------------------------------------------------------1■ 3,000 ~ - - - - - - - - - 2,500 ·•······•·····• ::::::::::::::: ::::::::::::::: ········•······ ··•············ ---------------------------------------------141 •!❖!•:•;•;•;•· 2,000 ::::::::::::::: ~lltili! i en Ill 0 Ill ~ •!•!❖:❖·•:• ~ ~=~=~=~=~;i~=~ 0 -------------------·:::::::~::::: • ~ l;l;l~l\\llt Ill 1,500 :::::::~:::::: z ·•···•········· ............,. .... ··•·•·•···•·••· ·•••··•····•••· ,-----~·:::::::::::::: ................ ··············· ··············· ··············· IIX-----"",!:!:!:!:!:!:!: 1,000 500 :=:::"10 tolf·years :::::.:,:-:-·:••··········•:❖ ::\ 20 to 34 years :-:::•:::•:::::~:~!!!!!❖:~: :♦··· ···············•:•···•:•: AGE OF RESIDENTS Figure 2 ~ :::, POPULATION AGE DISTRIBUTION 1960 1970 1980 Source: Bureau of the Census, U.S. Department of Commerce Gerold Luedtke and Associates, Incorporated �TABLE 2 POPULATION AGE DISTRIBUTION .,_ w Total 1970 Percent of Total Population Total 1980 Percent of Total Population 22.9% 1,317 16.9% 1,155 12.4% 1,172 18.6% 1,975 25.3% 1,994 21.47. 20 to 34 years 965 15.3% 1,016 13.0% 1,629 17.5% 35 to 54 years 1,891 29.9% 2,388 30.6% 2,915 31. 3i. 840 13.37. 1,103 14.1% 1,627 17.47. Total 1960 Percent of Total Population Under 10 years 1,450 10 to 19 years 55 and older Source: GI016 Bureau of the Census, U.S. Department of Commerce �2,700 2,600 2,500 I.. 2,.-00 z "' 3 2,200 ~ 2,300 w i "' !i 2,100 2,000 1,900 1,800 1,700 0 1967 1969 1971 1973 1975 1977 1979 1981 1983 1985 Fourth Friday of School Year Figure 3 Source: Grosse lie Township Schools SCHOOL ENROLLMENT Gerald Luedtke and Associates, IOCOf'pOt'ated �School enrollment figures verify the increase in the number of older teens, but the figures suggest that the size of this age group peaked in the mid-1970's. The number of students in ninth through twelfth grade increased from 818 in 1970 to 955 in 1975. Following the 1975-76 school year, the number of students in these grades decreased, reaching a low of 683 students in 1983. The number of students in ninth through twelfth grade rebounded to 718 in the 1986-87 school year. Since households containing older teens would also have adult members, growth in certain adult age groups would be expected. In fact, a substantial increase in the number of residents between the ages of 35 and 44 was recorded between 1970 and 1980. These age statistics reveal the following major trends: - Grosse Ile apparently appeals to mature families with older children. These families account for an increasingly larger segment of the population. - Newly established families with young children have become a predominant segment of the total population in the last several years. less - The number of residents in older age groups (55 years and older) is expected to increase, continuing a trend that dates back to 1960. There are several reasons for the changes in the age s true ture of the population. Natural aging of the population accounts in part for the increase in the median age of the population. Apparently, the in-migration of younger residents has not been sufficient to offset the movement of existing residents into the older age categories. In many communities, there is a tendency for older residents to move from the homes and communities in which they raised their families. This tendency provides opportunities for young families to move in, and overall aging of the population is not prevalent. However, experience has shown that in communities that offer special amenities that appeal to adults (for example, in waterfront communities), older residents tend not to move after their children have grown. The growth in the 55 and older age category indicates that many residents of Grosse Ile are not inclined to move after raising their families, and furthermore, many residents apparently consider Grosse Ile to be a desirable retirement community. The value of land on the island may also have an impact on the age structure of the population. The median value of owner-occupied housing reported in the 1980 Census was $91,400 on the north half of the island and $87,500 on the south half of the island. Much of the housing is not affordable for young families with children. Consequently, mature families headed by workers who are well-established in their professions are economically in the best position to purchase homes and move onto Grosse Ile. - 15 - �The age structure of the population may also be affected by the amenities offered on the island. The recreation survey completed in early 1987 revealed that most leisure time facilities and services are oriented toward adults. However, response to the survey indicated that facilities and services for families and young children are not well-developed. This orientation of public facilities and services, whether real or perceived, may deter prospective young families from moving onto Grosse Ile. Geographic Distribution Information concerning the geographic distribution of residents on Grosse Ile is lacking because the island is divided into only two census tracts. The 1980 Census revealed that 6,029 residents, almost 65 percent of the population, live north of Grosse Ile Parkway. 3,291 residents, about 35 percent of the population, live south of the Parkway. The Census statistics must be reviewed in relation to the existing land use map to obtain a true perspective of the geographic distribution of residents. Although only 35 percent of the population lives on the south end of the island, the south end contains much less acreage designated for residential land use. Thus, the density of residential development is not necessarily less on the south half of the island than on the north end. Based on review of the existing land use map and past studies, the following observations can be made concerning geographic patterns of residential development: - Early development occurred along the shoreline of the Detro! t River and along the canals. Waterfront access is probably the strongest focus that has influenced residential development in the past. - It appears that some of the oldest, highest density subdivisions were built on the east side of the island, indicating that convenience of access may have been an important consideration at one time. - Newer subdivision development does not appear to have occurred according to any discernable pattern of progression, a l though it appears that most of the newer, lower density subdivisions are located on the west side of the island. Concern for the quality of the environment may have influenced decisions to develop on the west side of the island. - Large tracts of undeveloped residential land are scattered across the island. The lack of development does not appear to have occurred according to any discernable pattern. - 16 - �In summary, it appears that access to the waterfront has historically been a key factor which has affected the geographic distribution of residents. The distribution of residents on interior portions of the island seems to have been affected by the decisions of individual property owners concerning the development potential of particular tracts of land, rather than according to any prescribed development pattern or pre-determined planning objectives. Future Population Growth The level of growth of Grosse Ile's population will be determined chiefly by four sets of variables: 1. Physical Li ■itations. Several physical variables will affect future population growth on Grosse Ile, including the amount of land that could be developed for residential use, the zoning restrictions placed on developable land, the capacity of the sanitary sewer system, and the amount of traffic that could reasonably gain access to the island via the two bridges. Considered together, these variables determine the "holding capacity" of the island. 2. External Variables. Certain external variables, such as the economic health of the downriver area, will have an impact on growth in Grosse Ile. 3. Characteristics of the Existing Population. Characteristics of the existing population, such as age structure and patterns of movement into and out of the community will affect population growth on Grosse Ile. 4. Preferences of Residents. Existing and prospective residents' preferences in terms of a living environment will have an impact on population growth. For example, the type and affordability of housing, characteristics of the environment, and availability of public facilities and services affect the residential desirability of a community. Each of these sets of variables are discussed in detail in the following paragraphs. Physical Li■itations. The land area on which housing units can be constructed is the key variable that determines the absolute maximum population of a community. A recent land use survey determined that 1,542.7 acres of vacant residential land remain on the main island and Hickory Island. About 148 acres of vacant wetlands must be subtracted from the total, since such lands are not likely to be developed. Consequently, about 1,349 acres of developable vacant residential land exists on Grosse Ile. - 17 - �Currently, there are 3,279 housing units which occupy 2,464 acres of residential land on Grosse Ile. Therefore, on the average, each housing unit occupies 32,736 square feet of land. If the remaining vacant acreage is developed at the same density as existing residential development, then another 1,795 units could be built on Grosse Ile. It is not likely that future development will occur at the same low density as in earlier times, when the large waterfront lots were created. Newer subdivisions have generally been designed in accordance with R-1-B zoning regulations, which call for 16,000 square foot lots. In order to determine the maximum number of units that could be built if the remaining vacant acreage was subdivided into 16,000 square foot -lots, it is first necessary to subtract the amount of land that would have to be dedicated for subdivision streets and public uses. Generally, about twenty percent of all residential land is used for such purposes. Consequently, about 1,079 acres would be left for residential subdivision. A total of 2,937 lots could be created if this remaining acreage was to be subdivided into 16,000 square foot lots. In summary, these calculations indicate that a total of 1,795 new housing units could be built at the existing average density of residential development, or 2,937 new units could be built if all remaining acreage was to be subdivided into 16,000 square foot lots. Based on an average of 3.15 persons per household from the 1980 U. S. Census, the maximum population of Gross Ile Township is calculated to be between 15,519 and 19,117. These estimates of holding capacity do not account for possible rezoning of R-1-B land to R-2 or R-3 to permit higher density development. Such rezoning would increase the holding capacity of the island. However, these estimates also do not take into account possible limitations on the holding capacity. These limitations include the capacity of the sanitary sewer system and wastewater treatment plant and the capacity of the two bridges. The deficiency of the sewer and wastewater treatment system may be a serious limiting factor affecting future residential development. Apparently, there is heavy infiltration into the system, causing severe difficulties at the treatment plant. Even though the plant was designed for a population of 22,600, it is doubtful it could handle any more wastewater under present conditions. Apparently, flooding is common on the north end of the island. Recently, the Township received a Notice of Noncompliance with state laws regulating wastewater treatment and discharge. Since additional development would exacerbate the sewer and wastewater treatment problems, this could be a factor that reduces the holding capacity of the island. - 18 - �The capacity of the two bridges is another factor that could reduce the holding capacity of the island. Wayne County Office of Public Services 24-hour, two-way traffic counts taken in September of 1985 reveal the following traffic volumes over the two bridges: Bridge Road Grosse Ile Parkway 5,246 vehicles 15,564 vehicles Assuming that about twelve percent of total daily traffic travels during the evening peak hour, then the two bridges nearly exceed the capacity of the bridges at peak hour at load level C. Load levels are used by traffic engineers to describe typical traffic conditions. Load level C is the desired level of service in urban settings, providing for stable operations with minimal backups and occasional loading at traffic signals. Substantial development of the vacant areas would probably lower the level of service on the two bridges, creating congestion, inconvenience, and a possible public safety problem. Consequently, the capacity of the two bridges is an important factor which may reduce the holding capacity of the island. External Variables. Certain variables are largely beyond the control of the Township and its individual residents, yet these variables have a tremendous impact on population growth within the Township. The general state of the economy and regional patterns of growth and development are {elated external variables that work in conjuction to affect population growth. Transitions in the economy have been cited as one of the key determinants of population change in Michigan, because of the effect of the economy on migration patterns. In general, a lackluster economy coupled with high interest rates results in a reduction in the number of families that purchase new homes or relocate. Thus, a poor economy tends to preserve the status quo or, in certain communities, results in reduction in population. The slackened demand for new housing in Grosse Ile Township in the early 198O's, and the general decline in population in many downriver communities, can be attributed largely to the general state of the economy. As the economy gains strength, regional patterns of growth determine the population growth of individual communities. Recent newspaper articles have noted that the downriver economy has rebounded since 1984, with $1. 7 billion invested in major industrial developments, construction of new industrial parks, and new initiatives to introduce high tech 2usiness, high-quality office/retail development, and upscale riverfront housing. 1 wang, Ching-Li and Rosen, Laurence S. "General Population Trends and Issues in Michigan." The Michigan Economy, Vol. 2, No. 6 (July-August 1983). 2 James Tobin, "Old Dreams Die; New Hopes Rise," The Detroit News, June 14, 1987, sec. 1, p. 1. - 19 - �As noted earlier, housing development on Grosse Ile rebounded in 1985 and 1986, consistent with the revival of the downriver economy. If the new economic development initiatives prove successful, it is likely that Grosse Ile will experience a corresponding increase in housing construction and population. The decade between the 1970 Census and 1980 Census provides a possible scenario; the cycles of growth and decline during this period resulted in the construction of an additional 793 housing units on the island. Population Characteristics. The earlier analysis of the age structure of the population revealed an increase in the number of households cons is ting of residents over the age of 55, plus an increase in the number of mature families consisting of parents who are at the end of their childbearing years and older teens. The number of younger families with children under the age of 15 has decreased over the past two decades. The next census will probably reveal an increase in the number of residents in all age categories over the age of 45, simply as a result of natural aging of the population. These population trends portend smaller household size and subsequent levelling off of the population. Southeast Michigan Council of Governments (SEMCOG) projections for the year 2005 call for an average household size of 2.55 persons in Grosse Ile, compared to an average size of 3.15 persons in 1980. If the SEMCOG projections prove accurate, the effect of household size alone on total population could range as high as 4,700 persons by the year 2005. Desired Characteristics of the Community. Variables related to people's preferences in terms of housing and the environment in which they live will affect population growth. History has shown that residents of Grosse Ile are acutely aware of and concerned about the pace of development and the type of new residential cons true tion in the community. Residents recognize that inappropriate residential development could affect the image of the island, alter or destroy natural resources, overburden public utilities, or contribute to overcrowding. As more people move onto the island, it will become increasingly difficult to protect the natural resources and other desired features of the community. As trees are cut and wetlands filled to allow continued development, the remaining undeveloped areas will be subject to greater use. The community's image as a low-density residential environment may be subject to change, especially if additional residential development results in traffic congestion, difficulty getting on or off the island, or other inconveniences. These issues are especially important in an island environment with finite boundaries, since the impact from continued development is not partially absorbed by surrounding communities, as is the case with a typical community. - 20 - �Eventually, a point will be reached where additional development will diminish the perceived desirability of the community, slowing the pace of residential development and subsequent population growth. The level of development at which this point is reached depends upon enforcement of ordinances to protect woodlands and wetlands, as well as policies, ordinances, and decisions affecting the location and density of future development. People's preferences in terms of type of housing will also affect future population growth. Single family detached housing is predominant on Grosse Ile at the present time. However, recent development proposals have revealed a demand for various types of attached housing. The demand for such housing could be expected to increase in future years as the population ages, since parents whose children have grown often don't want the responsibility of a large single family home. The construction of additional attached housing on Grosse Ile would increase the total number of housing uni ts that could be built on the island. However, households occupying attached housing typically are smaller than those occupying single family homes. For example, a recent survey revealed that the average single family home contains 3. 432 members, but the average townhouse con ta ins 3 only 2.385 members. The construction of new attached housing on Grosse Ile could affect the population in other ways. For example, housing opportunities for younger families could result if new attached housing appealed to "empty nester" households who subsequently move from their large single family homes. Such movement would result in the in-migration of younger, larger families, thereby producing an increase in population as well as a more balanced age structure. The ability of the Township to meet demands for public facilities and service could also affect the desirability of the community and subsequent population growth. The demand for amenities of urban living, such as plowed and paved streets and parks and playgrounds, often becomes apparent as the proportion of new residents (who are accustomed to such amen! ties) increases. The ability of the Township to meet these demands could affect the stability of the population, since residents who find their demands for public services unmet are more likely to move out of the community. 3 Robert W. Burchell, David Listokin, and William R. Practitioner's Guide to Fiscal Impact Analysis, New Jersey: - 21 - Dolphin, The New 1985, p. 64-.- - - �Population Projections Although evidence suggests that housing development on Grosse Ile is likely to occur at a modest pace given appropriate economic conditions, it is not likely that the Township will experience large scale population increase. The potential increase generated by new residential development will be offset by the decrease in household size described earlier. Furthermore, it is not likely that large scale housing development will occur on Grosse Ile. In spite of the successful economic development initiatives taken in recent years, statistics reveal that the overall direction of growth in the region is not toward the downriver area. While many communities in Oakland, Macomb, and Washtenaw Counties have gained population in recent years, 1984 Census estimates reveal that all except two downriver communities lost population since the 1980 Census. At best, it is hoped that recent economic developmeft initiatives will stabilize the population and economy of the downriver area. Grosse Ile would benefit most from such an impact, since the Township's population is more affluent and therefore more stable than the populations of most other downriver communities. The most precise population projections for Grosse Ile Township and other communities in the region have been prepared by SEMCOG as a part of its Version 84 Small Area Forecast. The small area forecast is based on local land use plans and policies, modified to account for sewer service, protection of environmentally sensitive lands, planned transportation improvements, and similar considerations. The SEMCOG projections indicate a 22.9 percent increase resulting in a total population of 11,451 for Grosse Ile Township by the year 2005 (see Table 3). This increase is projected even though the number of persons per household is expected to decline from 3 .15 to 2. 55. Thus, the net increase of 2,131 persons must be attributed to the projected increase of 1,516 households. Review of these projections reveals the importance of accurate estimates of household size. Current population and school enrollment statistics suggest that household size has and will continue to decrease. Nevertheless, if household size were to remain steady instead of decrease, this factor alone could make a difference of over 4,700 in population projections for the year 2005. The SEMCOG estimates are generally consistent with past housing construction and demographic patterns. Between 1970 and 1980, an average of 79.3 housing uni ts per year were cons true ted on Grosse Ile. The pace of cons true ti on has been much slower in the 1980's, with an average of 31.4 housing units being constructed each year. Thus, over the 17-year period beginning in 1970, an average of 59.6 housing units have been constructed each year on Grosse Ile. The SEMCOG estimates call for construction of 60.6 units per year over the next twenty years. 4 James Tobin, "Old dreams die; new hopes rise," The Detroit News, June 14, 1987, sec. 1, p. 1. - 22 - �TABLE 3 POPULATION AND HOUSFJIOLD PROJECTIONS 1980 2005 Percent Change Population 9,320 11,451 +22.86% Households 2,976 4,492 +50.94% Source: Southeast Michigan Council of Governments, Small Area Forecast, Version 84. TABLE 4 HOLDING CAPACITY OF TOWNSHIP Population Households 15 , 519 to 19 , 11 7 6,216 Estimates of holding capacity are based on subdivision of remaining vacant residential land into 16,000 square foot lots. Range in projected population is based on variation in household size. See text for complete explanation. GI017 - 23 - �These projections indicate that, unless established patterns of growth and development change dramatically, the population of Grosse Ile will not approach the holding capacity of the island during the twenty-year framework of this planning program. At minimum, it appears the population will increase by about 23 percent, with 11,451 persons. In the event that household size does not decrease to the anticipated level of 2. 55 persons, then the population could increase by a greater amount than projected. However, review of current population and school enrollment statistics reveals that household size has already decreased since the 1980 Census. Therefore, assuming that the projection of total number of households is accurate, it is projected that the population could reach a maximum of 13,800 by the year 2005. Implications of Population Change Projected changes in the population, particularly the age structure, will bring new demands for public and retail services. The population data indicated the number of younger families with children under the age of 15 has decreased over the past two decades. Decline in the number of students enrolled in Grosse Ile schools verifies this trend. Consequently, it appears unlikely there will be any sharp increases in the demand for service directed toward younger age groups. Educational leaders can concentrate on improving the range of quality of programs, rather that on accommodating increasing enrollments. The population data revealed that because of the cost of housing, the range of services, and other factors, Grosse Ile generally attracts more mature families, rather than young families. Traditionally, young families spend the most for goods and services, because of expenses related to setting up and running a household. It is likely that the commercial sector on Grosse Ile has adjusted to these household characteristics, as reflected the absence of a broad range of comparison retail businesses, such as furniture or home appliance stores. The establishment of new businesses of this type is not entirely ruled out, though, since projections indicate that several hundred new households will be established during the next twenty years, creating a stronger market. The population data also revealed that the number of households consisting of residents over the age of 45 has and will continue to increase. The public service and retail demands of this age group generally reflect their growing affluence and desire for improvements in lifestyle. Businesses that typically prosper as the population ages include travel services, the investment industry, gardening and lawn care suppliers, personal-care product manufacturers or retailers, and health care providers, and pharmacies. 5 5 Gary Blonston, "Advertising, marketing look toward older buyers," The Detroit Free Press, March 15, 1987, sec. B, p. 4. - 24 - �Some communities have experienced increased demand for public services as the population ages. The desire for improvements to the living environment often results in demands for better road maintenance, certain types of leisure services, a greater range of cultural fac111 ties and programs, and similar public services. Elderly residents often require special health care, nutrition and transportation services, On the other hand, as the population ages, many communities experience res !stance to increased public spending on education, parks and recreation, and other public services. - 25 - �Commercial Base Analysis Existing Commercial Facilities Analysis of the Macomb Street commercial corridor reveals that the community's commercial sector offers a limited range of goods and services. Even though the commercial sector is small, retail uses that provide necessities for living account for a small proportion of the businesses. Consequently, residents must travel off of the island for certain necessities or if they desire a broad selection of goods or a variety of stores, particularly if they are shopping for comparison goods. Also, certain specialized services, such as the services of a stockbroker or medical specialist, must be acquired off of the island. Numerically, service-type businesses are predominant in the Macomb Street commercial corridor, with a total of 27 such businesses. Service uses include beauty and barber shops, real estate offices, insurance offices, medical and other professional offices, and other businesses which provide a service rather than sell a product. Among the 19 retail businesses in the Macomb Street commercial corridor, those that market convenience goods are predominant. Convenience goods are those that are consumed or used on a daily basis, such as groceries, drugs, and hardware items. The Macomb Street corridor contains eight such businesses, including four establishments that market food items. Only a few of the retail businesses market comparison or "shopper· goods. Comparison goods are purchased less frequently and usually only after people have compared prices and quality of competing stores. Only four stores on Macomb Street are classified as comparison goods stores. The Macomb Street commercial corridor also contains five specialty retail businesses, including a gift shop, resale shop, video shop, and art gallery. Eight of the businesses in the Macomb Street commercial corridor are classified as general office uses. These include financial institutions, manufacturer's representatives, and other offices. The eleven remaining business uses on Macomb Street include res tau rants, meeting halls/clubs, and manufacturing concerns. Projection of eo-ercial Developaent Potential Projection of commercial development potential in Grosse Ile Township is a process involving the following steps: - 26 - �- Step 1: Delineate the potential trade area. Unlike a land-based community, the trade area of an island community does not include large portions of the surrounding communities. - Step 2: Determine local allocation of total sales. The purpose of this step is to determine what portion of the potential trade area actually is or could be served by Township businesses. - Step 3: Determine the trade area sales potential. - Step 4: Convert sales potential estimates into floor area requirements. - Step 5: Convert floor area estimates into land area requirements. Delineation of Trade Area. The first step in projecting the potential for future commercial development involves delineation of the potential trade area from which customers are most likely to be drawn to Grosse Ile businesses. Distance is normally the most important determinant of trade area, since most people will generally travel to the nearest businesses that serve their needs. Other factors that affect trade area include travel times, quality, service, variety of merchandise, accessibility, and socioeconomic differences between communities. The trade for convenience goods is generally limited to the residential areas immediately surrounding the business district. People generally will not travel great distances for groceries, drugs, and other convenience goods that they purchase frequently. In built-up areas, the trade area · for convenience goods may range up to 1-1/2 miles. In a low-density residential community, such as Grosse Ile Township, which contains only one centrally-located couercial district, the trade area for convenience goods encompasses the entire island. Comparison purchases are made infrequently, and usually involve co■parison on the basis of quality, service, price, and variety of selection. Hence, people will often travel great distances to make comparison goods purchases. In urban areas, the primary trade area radius for comparison goods is about 3 to 5 miles for apparel and household items when selection is not important, and 8 to 10 miles when selection and price are important. Thus, the potential trade area for comparison goods could encompass the entire island plus portions of surrounding communities. Based on the range of goods and services marketed by businesses in the Macomb Street commercial corridor, it is evident that residents make only a portion of their purchases in Grosse Ile Township. Residents of the trade area may take their business outside of the Township for a number of reasons, inlcuding convenience, accessibility, price, quality, or variety of selection. The "capture rate" indicates the portion of total trade area sales actually captured by Grosse Ile businesses. Local Allocation of Total Sales. - 27 - �The capture rate for convenience goods businesses is usually close to 100 percent in neighborhoods near the businesses, but the rate declines sharply at a driving distance of only 10 to 15 minutes from the businesses. In addition, it is likely that the capture rate for convenience businesses ls reduced because so many people travel off of the island to work or attend to other matters on a regular basis, whereupon they patronize off-island convenience businesses. Consequently, it ls estimated that 75 percent of the convenience goods market within the Township could be captured by Township businesses. It is unlikely that Grosse Ile businesses capture more than a fraction of the convenience market in adjoining communities. The few comparison goods variety to permit comparison likely that ninety percent or captured by shopping districts business in Grosse Ile do not provide enough on major purchase items. Consequently, it ls more of the comparison goods market is presently in surrounding communities. The share of the comparison goods market captured by Township businesses is not likely to increase substantially in the future. Generally, a minimum trade area population of 40,000 is needed to provide adequate mar~et support for a community shopping center containing comparison goods stores. The population projections presented in the previous chapter indicate that the island market will not grow sufficiently to support many new comparison goods businesses. Furthermore, the projections indicate that the off-island market is actually decreasing in size. In summary, the potential trade area for Grosse Ile businesses encompasses the entire island. Evidence indicates that Grosse Ile retail businesses capture only a portion of the total potential trade on the island. The capture rate is estimated to be about 75 percent for convenience goods businesses and about 10 percent for comparison goods businesses. Trade Area Sales Potential. Trade area sales potential is calculated using projections of change in the number of households, household income data, and data concerning household expenditure patterns. Retail sales are closely related to the number of households in a trade area. According to the U.S. Census, there were 2,976 households in Grosse Ile Township in 1980. According to SEMCOG projections, the number of households will increase to 4,492 by the year 2005. The population is expected to increase from 9,320 to 11,451 by the year 2005. \lhile number of households is useful for predicting retail sales, total population is useful in projecting need for certain services, such as doctors or dentists. 1 J. Ross McKeever and Nathaniel M. Griffin, Handbook, \lashington, D.C.: 1977, p. 4. - 28 - Shopping Center Development �It ls estimated that the total income of all households on Grosse Ile as of April 1987 was $169,414,640, or an average of $53,275 per household. This 2 estimate ls based on 1983 income estimates published by the U.S. Census. The 1983 estimates have been updated using the Consumer Price Index. By the year 2005, it is estimated that the total household income will increase to $239,311,500, an increase of about 41 percent. The 2005 es t imate is expressed in 1987 dollars, and is based on the increase in households estimated by SEMCOG. Data collected by the U. S. Census indicates that about 39 percent of all personal income is spent on retail goods, with about ten percent spent on 3 durable goods and about 29 percent on nondurable goods. Viewed from another perspective, it is estimated that about 14.5 percent of all personal income is spent on comparison goods, and about 25.4 percent is spent on convenience goods. Another 39 percent of personal income is spent on services, including medical care, auto repair, beauty and barber services, and other personal, professional, and repair services. Based on these income figures and the retail sales capture rates cited earlier, the current and future potential retail sales volume in Grosse Ile is estimated as follows: Potential Retail Sales Voluae 1987 2005 $34,730,001 $49,058,858 Ile tail Floor Area R.equireaenta. Re tail floor area requirements can be determined by dividing the sales volume estimates calculated above by the sales per square foot information for existing businesses. The Urban Land Institute provides information concerning sales per square foot in its annual publics tion Dollars and Cents of Shopping Centers. 2 East North Central: 1984 Population and 1983 Per Capita Income Es Una tes for Counties and Incorporated Places, Washington D.C.: U. S. Bureau of Census, Current Population Reports, 1986. Based on a 1983 personal consumption expend! tures report in the Survey ~ Current Business, published by the Bureau of Economic Analysis, Department of Commerce. 3 - 29 - �Overall, the median sales volume per square foot of gross leasable sales area in neighborhood shopping centers in the Midwest ls $164. 93, according to 1986 figures published by the Urban Land Institute. In neighborhood shopping centers, the median sales volume per square foot of gross leasable area ranges from $60 to $85 for certain low sales volume businesses, such as variety stores, hardware stores, fabric shops, card and gift shops, and barber shops, to $140 to $170 per square foot for high sales volume tenants, such as ladies specialty stores, drug stores, radio, video, and stereo stores, jewelry stores, and liquor and wine stores. Supermarkets typically are the highest sales volume stores in neighborhood shopping centers, at close to $280 per square foot of gross leasable floor area. Based on these averages of sales per square foot, the total retail floor area needed to serve 75 percent of the convenience goods market and 10 percent of the comparison goods market on Grosse Ile is estimated as follows: 1987: 2005: 210,574 square feet 297,458 square feet Office floor space requirements for professionals who provide services directly to residents are based on the average number of office workers or office professionals who can serve a population of a given size. Finance, insurance, and real estate operations typically provide one office worker per 63 people, with an average of 160 square feet of office space per worker. Medical and dental standards call for one physician per 565 people and one dentist per 1,778 people with an average office size of 1,300 square feet. Legal off ice standards call for one attorney per 473 people with an average of 800 square feet of office space per attorney. Miscellaneous office services include engineers, architects, bookkeeping services, business education, and other office services. Typically, two square feet of miscellaneous office space are provided per person in the service area. These office space requirements do not take into account the needs of corporations or businesses where office workers do not provide a direct service to residents. Office needs related to operation of a corporation or business are included in the Industrial Base Analysis which follows in the next Chapter. Based on these office standards, office space needs in Grosse Ile Township are estimated as follows: - 30 - �1987 2005 Finance, insurance, and real estate 23,670 sq. ft. 29,082 sq. ft Medical, dental 28,258 34,719 Legal 15,763 19,367 Miscellaneous office services 18,460 22,902 86,331 sq. ft. 106,070 sq. ft. These estimates of office space needs are based on the assumption that on-island office operations will capture all of the demand generated for such services. However, it is likely that only a portion of the demand for off ice services will be captured by Township businesses. A 1968 economic study estimated a capture rate of 25 to 35 percent for medical offices, 30 percent for attorneys, and 60 percent for other types of office uses. Based on these capture rates, total office space needs for Grosse Ile are estimated as follows: 1987 2005: 37,861 square feet 46,517 square feet Land Area Requireaents for Retail and Office Developaent. A general standard for shopping centers is that the total site area should be about four times the gross building floor area. This floor area ratio provides ample room for parking, open space, pedestrian and traffic circulation, and landscaping. Existing lot coverage along Macomb Street varies, as indicated by the range in floor area ratio from less than 3 to 1 on the smaller sites, to ■ore than 8 to 1 on the more spacious sites. Generally, commercial sites on the west end of the corridor are more spacious, but older businesses located on the east end of the corridor have restricted sl te area. For the purposes of computing a conservative estimate of commercial land area needs, the 4 to 1 floor area ratios ls reasonable. Based on this ratio, the total land area needs for retail and office uses are estimated as follows: Retail 1987 2005 19.34 acres 27.31 acres Office 3.48 acres 4.27 acres - 31 - Total 22.82 acres 31.58 acres �Currently, land area occupied by commercial uses along Macomb Street 20. 67 acres. Additional commercial uses on the island (excluding a nursery) occupy 4.83 acres, bringing the total commercial acreage to 25.5 Thus, the calculated need for commercial land is nearly the same as the of land actually devoted to commercial uses at the present time. totals plant acres. amount As indicated in the earlier review of existing businesses, the commercial land area is not necessarily allocated to the uses that are most needed by residents. Consequently, the potential exists for additional commercial development to address unmet needs of residents. A comparison of the zoning and existing land use maps reveals that the land area zoned for commercial use exceeds the amount actually devoted to such uses. Currently, about 70 acres are zoned for commercial use along Macomb Street. Some excess of commercial-zoned land is needed to provide adequate area for development to meet future retail and office needs of the population. In summary, the commercial base analysis reveals that continued commercial development can be expected, particularly to address the unmet convenience shopping needs of present and future residents. The anlysis indicates that insufficient market support for most comparison goods businesses exists on the island. Consequently, it appears that the potential for large scale commercial development is limited. It is likely that any new construction of commercial facilities will be no larger than a neighborhood shoppi~ center, which has a typical gross leasable area of about 50,000 square feet. Such facilities can be accommodated within the existing Macomb Street commercial corridor, without need for designating additional land for commercial use. 4 J. Ross McKeever and Nathaniel H. Griffin, Handbook, Washington, D. C. : 1977, p. 4. GI039 - 32 - Shopping Center Development �Industrial Base Analysis Overview A longstanding objective of the Township has been to make efficient use of lands adjacent to or a part of the municipal airport that were formerly occupied or owned by the United States Naval Station. In pursuit of this objective, the Township created an Airport Commission and an Industrial Park Development Committee. Over the years, these two groups have initiated studies and formulated strategies to promote improvement of the airport and adj a cent lands. The benefits to the Township from the successful implementation of such strategies are numerous: on-island employment opportunities, increased tax base, efficient use of valuable underutilized land, more intensive use of the airport facilities, and improvement in the quality of airport service on the island. The future development of the airport itself for general avfftion purposes has been clearly set forth in a master plan completed in 1981. The airport master plan provided projections of future use, recommendations for new facilities, and a plan for airport and terminal layout. The conclusions and recommendations set forth in the airport master plan remain valid; accordingly, the Township and Airport Commission should continue to implement the plan. The following industrial base analysis focuses more specifically on the development and use of land adjacent to the airport proper that bas been designated for ind us trial use. In total, about 120 acres of land in the vicinity of the airport are presently zoned for industrial use. A portion of this land is located in the Grosse Ile Indus trial Park and is subject to covenants and restrictions which were adopted in December of 1984. The industrial park covenants reflect the desire for development that is consistent with residents' concerns for environmental quality and protection of neighboring residential developments. The covenants call for "complementary commercial, research and light industrial facilities." In light of the types of industries desired by residents, the term "business park" is probably more appropriate than "industrial park." Complete review of the convenants reveals that the preferred types of businesses include high-tech and research and development concerns, professional laboratories, and light manufacturing concerns. A regional perspective is required to determine the potential for growth of such businesses on Grosse Ile. Present day standards for industrial development are very selective, often calling for large amounts of land area, illIDediate 1 TransPlan Incorporated, Grosse Ile Municipal Airport Master Plan, October 1981. - 33 - �" access to highways and rail, availability of utilities, and other criteria. These rigorous standards limit the locations that could be considered appropriate for new industrial development. Consequently, new industrial development tends to be concentrated in just a few communities which serve the industrial needs of the entire region. Existing Industry A recent inventory of businesses in the vicinity of the airport revealed that current full-time employment totals about 270, and part-time employment ranges between 65 and 100, depending on the time of the year. The largest industry in the industrial park is Clark Brothers Metal Fabricators, Inc., which occupies 133,000 square feet of floor space and currently employs about 140 people. Clark Brothers is a supplier of metal products for the building industry. The U. S. Environmental Protection Agency is the second largest employer in the area, al though their facility is not located on Township ind us trial park property. Two EPA divisions are located at the Groh Road facility, the Eastern Response Unit, which deals with hazardous waste and other environmental emergencies, and the Large Lakes Research Station. Total employment at the two di vis ions is 55. Eagle Bobtail Tractor is second largest manufacturing concern in the airport industrial area. This industry employs about 20 full-time and about 30 part-time people in the manufacture of trailers. Two fixed base operators (FBO's), Jet Services and P. J. Aviation, are located at the airport itself. These businesses provide flight lessons, aircraft service and maintenance, air charter service, fueling, and other airport support services. According to a 1986 survey, the fixed base operators employ 17 full-time and 10 part-time employees. Most other businesses in the airport ind us trial area are small, employing less than ten full-time employees. Other businesses include the Grosse Ile Racquet Club; Circo, an industrial maintenance firm; Milt Stajich Custom Metal Work; Sydeline Corporation, a producer of fiberglass products; Wright Trucking; Roland & Company, furniture refinishing; Douglas West, chimney sweep and other maintenance work; Bare Window and Door, ins taller of new windows; and, Art's Print Shop. In addition to the industries in the airport industrial area, three small manufacturing concerns are located along the Macomb Street business corridor. The only other industry in the Township is located on the east side Stony Island, which is used as the base for a dredging operation. - 34 - �,, Industrial Developaent Trends Recent research reveals that, al though a few significant industrial development projects have occurred in the downriver area in recent years, industrial growth has lagged behind the rest of the metropolitan area. In particular, the downriver area has had difficulty in attracting high-tech and "smokeless" industries. As reported recentlJ, "the region's age-old industrial image continues to deter outside developers." According to various industrial development surveys, most recent industrial park development has occurred in suburban communities in Oakland, Macomb, and Washtenaw Counties. Some companies, particularly the high-tech firms, have been attracted to industrial parks in Oakland and Washtenaw Counties because of the proximity to research centers at colleges and universities. The image of the industrial park area and surrounding community is also an important feature for many new industrial park tenants, which may allocate 60 percent or more of their floor area for office use. Another important consideration for many new industrial park tenants is the quality of surrounding residential areas. Professional employees hold high standards for the neighborhoods in which they live and raise their families. In summary, the prevailing direction of industrial growth in southeast Michigan has primarily resulted in new development in the north and west suburbs. The rebound in the downriver economy has essentially saved current industrial employment, rather than expand the employment base. Furthermore, the downriver area's longstanding image as the center of heavy ind us try in the region has deterred efforts to attract "smokeless" industry. Grosse Ile Township• s efforts to promote ind us trial growth also have had limited success. The 1981 Airport Master Plan listed 27 tenants; recent review of the tenant list revealed that 18 of the businesses are no longer located at the airport or in the industrial park. The loss of tenants is due in part to the long-term strategy to upgrade airport and industrial park facilities to attract new commercial, research and light industries. For example, some businesses were displaced when several deteriorated structures constructed by the U. S. government in the 1930's and 1940 • s were removed. Grosse Ile has not yet experienced subsequent new growth to replace all of the businesses or jobs that were once located in the airport industrial area. 2 James Tobin, "Old Dreams Die; New Hopes Rise," The Detroit News, June 14, 1987, sec. A, p. 19. - 35 - �Industrial Township Develop■ent Potential in Grosse Ile The industrial development program in Grosse Ile has reached an important transition point. Certain key steps in the development strategy have nearly been completed, including removal of obsolete structures and upgrading of the airport facilities. Although renovations to the remaining buildings and landside airport facilities is still required, the airport industrial area has been readied so that it can now be aggressively marketed. Industrial developers cite five major considerations which determine the suitability of industrial sites: transportation, labor supply, energy and other utilities, availability of land, and public policy. Additional considerations that are relevant when selecting a specific site include topography and soil conditions, the direction and composition of population growth, the types of industries that are expanding or moving into the area, and the overall appearance of the industrial area. The following analysis reveals that, on the basis of these considerations, the Grosse Ile airport industrial area provides a unique setting that meets the needs of a select group of businesses. The analysis further reveals that the airport ind us trial area fills a special niche in the ind us trial market, and is not particularly well-suited for conventional industries found in many downriver industrial parks. Access to Transportation. The primary industrial location determinant is convenient access to freeway transportation. Over three-quarters of all land developed for industry is located within 2.5 miles of an interstate freeway interchange. A freeway location provides ind us tries with substantial transportation savings, an expanded labor market, and an expanded market area. The lack of quick, convenient access to 1-75 has been cited in the past as a deterrent to development of some types of businesses in the airport industrial area. Both the north and south routes to I-75 involve heavy traffic, extended delays at traffic signals, and travel on inadequately-maintained roads. In addition, vehicles may experience extended delays while waiting to cross onto or off of the island, particularly during the warm weather months when the two bridges open every half hour to allow boa ts to pass. A proposal to make major improvements to West Road, east from 1-75, is apparently now being studied by the state and county. Such improvements may improve access to Grosse Ile. The inadequacy of land-based transportation is offset by the most unique feature of the Gross Ile industrial park, adjacent airport access. According to the Industrial Development Handbook, proximity to airports is not a primary attraction for a majority of industrial tenants, but "airports c~ be expected to increase in importance as a factor in industrial locations." Currently, immediate access to an airport is considered a beneficial extravagance rather than a necessity for most industries. 3 Donald C. Lochmoeller, et al, Industrial Development Handbook, Washington, D. C. , 19 7 7: p. 84. - 36 - �According to the Indus trial Development Handbook, attracted to airport sites include: - Headquarters offices other facil ties. - National and companies. the types of industries for firms with widely dispersed locations for their international engineering and other professional service - Warehouse and distribution centers for parts and perishable goods, fragile or seasonal merchandise, or lightweight or high value merchandise. - Service industries related to air freight or air transportation. Other types of business that frequently locate near an airport include research laboratories, such as those that provide support services to the automotive industry; high-tech businesses, such as automotive design, communications, and computer development firms; aerial survey firms which would use the airport as a staging point for business flights; emergency care facilities which could provide emergency air transport to off-island medical facilities. Labor Supply. The availability of a trained labor force ls an important need that can be adequately addressed in the downriver area. According to the 1980 Census, Grosse Ile itself had a labor force of 6,873 people, with an unemployment rate of only five percent. Grosse Ile' s labor force is heavily weighted toward professional and technical occupations. Typically, such occupations make up a large part of the total employment of high-tech, research, and "smokeless" industries that are desired on Grosse Ile. According to the 1980 Census, almost 47 percent of employed Grosse Ile residents are employed in managerial and professional occupations, and almost 26 percent are employed in technical, sales, and administrative support occupations. The labor force of the downriver area is also an important asset for prospective industries in Grosse Ile. Michigan Employment Security Commission figures indicate that the downriver labor force totals 187,000 people, with an unemployment rate of 6.7 percent. As a whole, the downriver labor force cons is ts of a greater proportion of laborers, service employees, and repair workers, and a smaller proportion of professional and technical employees. According to the 1980 Census, about 18 percent of employed residents in surrounding downriver communities are employed in managerial and professional occupations, and about 30 percent are employed in technical, sales, and administrative support occupations. Over 20 percent are employed as operators, fabricators, and laborers, 17 percent as precision production, craft, and repair employees, and about 13 percent as service employees. In summary, the avallabil i ty of a trained labor force within the community and in surrounding communities is viewed as an asset with respect to industrial development in Grosse Ile. - 37 - �Energy and Utilities. Industry requires a reliable supply of energy and adequate utility services, including water supply and sanitary sewerage. The Township receives electrical service from Detroit Edison and gas service from Michigan Consolidated Gas Company. In the past, these energy services have been provided without serious or prolonged interruption. Adequate public water service is available throughout the island, including the airport industrial area. The airport ind us trial area is also served by the Township's sanitary sewer system. The deficiencies of the wastewater treatment plant should not affect new development in the airport industrial area, since lateral sewers already provide service to the area. Availability of Land. The need for large amounts of land, both for initial construction and for later expansion, has been one of the key reasons that industries have moved out of cities. A recent survey revealed that a maximum of only twenty percent of the total land area in newer industrial parks is typically occupied by the building itself. Newer industries prefer a site with ample room for landscaping, parking, loading, and stormwater management. Compared to many other communities, Grosse Ile has a limited amount of land area available for industrial development. As noted earlier, about 120 acres of land in the vicinity of the airport are presently zoned for industrial use on Grosse Ile. In comparison, some communities in southeast Michigan have allocated 10 to 20 times more land for industrial development. Grosse Ile's industrial area provides sufficient space for development of a select group of small and medium-sized firms. However, unlike other communities with more abundant industrial land, Grosse Ile's relatively small industrial area cannot accommodate a wide variety of different types of industry. Great care must be exercised to recruit a few quality industries that are compatible in terms of appearance, traffic, noise, scale of operations, and other impacts. Public Policies. Public policies affect the ability of business and ind us try to operate successfully. Public policies with the greatest impact on industry are reflected in adopted planning and zoning standards, procedures for review of development proposals, and actions taken to facilitate development. Officially, the Township has professed a desire to fully develop the airport Indus trial area in accordance with the ind us trial park covenants. Compared to some other communities in southeast Michigan, though, the Township's official policy has not been aggressively implemented. Overriding concern about the impact on the rest of the island from development of the airport industrial area has resulted in a hesitancy to act on certain proposals to improve and market the airport and industrial park. Progress to improve the facilities and appearance of the airport industrial area has been slow; landside improvements are still not complete, over 15 years after the improvement program was initiated. Furthermore, compared to the aggressive marketing efforts of many other communities, the Township's efforts to recruit industrial park tenants have been modest. - 38 - �,. Additional Considerations. The character of the surrounding environment is an important locational determinant, particularly for the types of industries desired in Grosse Ile. Well-educated, well-paid professional and technical employees are attracted to upscale residential cooununi ties with good school systems. The quality of the residential environment is an important asset that distinguishes Grosse Ile from most other downriver communities. Two additional considerations are important in determining the potential for ind us trial growth in Grosse Ile: the types of ind us tries expanding or ■oving into the area and the overall appearance of the airport industrial area. These two issues are related in that they deal with the image of the industrial area. The types of industries des ired in Grosse Ile -- high-tech, professional and technical, light manufacturing -- are conscious about their image. The physical appearance of an industrial facility can convey an image of success and quality. Since Grosse Ile's industrial area is largely vacant, the Township is in the unique position of being able to recruit the desired mix of tenants for its industrial park. However, it is evident that landside improvements described below must precede a successful industrial recruitment program. 1. Reconstruction of Groh Road. The main access to the airport industrial area, Groh Road, is in need of substantial rehabilitation. Three viable design alternatives have been identified for this project: - Alternative 1. Groh Road could be reconstructed as a divided road with a grass median , as it once was. This al terna ti ve would provide a park-like setting and maintain the greenbelt between the airport and ind us trial park. It would also maximize the traffic volume carrying capacity of the road. However, this alternative would not address the need for additional airport parking. The cost of this alternative is estimated to be about $1 million (1987 estimate). - Alternative 2. Groh Road could be reconstructed as a single, two-lane road, and the deteriorated south half of the road could be turned into a parking area. This alternative would cost about $800,000. Because this approach addresses both the parking and the access problems, this is the recommended alternative. - Alternative 3. Groh Road could be reconstructed as a single, two-lane road , and the deteriorated south half of the road could be removed and landscaped. This approach would not address the need for parking, but it would provide an attractive greenbelt between the airport and industrial park. This alternative would be the least costly of the three, about $760,000. 2. Airport/Industrial Park Interconnection. Improvements can be made to facilitate use of the airport by industrial park tenants. A freight/cargo staging area should be developed on the south side of Groh Road, with convenient circular access routes from the industrial park. - 39 - �3. Renovations to the Airport Physical Plant. The airport physical plant, most of which was constructed in the 1940's, is in poor condition and in need of substantial repair. These deteriorated structures do not convey the image of a dynamic hub of economic ac ti vi ty. The physical plant cons is ts of two open bay hangars, three sets of t-hangars, an airport maintenance building, electrical vault buildings, and other miscellaneous use buildings. Substantial rehabilitation of all of these structures is recommended. Recent estimates revealed that rehabilitation of the existing structures would cost about 30 percent less than total replacement. In addition to being cost-effective, renovation would maintain a physical link to the airport's fascinating history. Conclusions This analysis of industrial development has shown that, from a regional perspective, the downriver area has had to work extremely hard to maintain the strength of its industrial base. Recent economic development efforts have, in essence, saved current jobs rather than expand employment opportunities. Furthermore, the downriver area has experienced difficulty in making the desired transition from "smokestack" industry to "smokeless" industry. The Grosse Ile airport industrial area would fill a special niche in the downriver industrial market. Grosse Ile has a limited amount of land area that would be suitable for a select group of small and medium-sized industries that would benefit particularly from immediate access to air transportation and would appreciate the island's quality residential environment. Industries in Grosse Ile would also benefit from an adequate labor supply, adequate energy supplies and utilities and supportive public policies. The Grosse Ile airport industrial area has a few deficiencies which may deter certain industries from locating on the island. Most prominent is the lack of good land transportation, either by vehicle or by rail. The lack of abundant industrial land may also deter certain industries from locating on the island, particularly industries that anticipate future expansion or that require large amounts of land for storage or as a buffer from adjacent uses. Consequently, it is not expected that conventional industries found in most downriver industrial parks would be attracted to the Grosse Ile airport industrial area. This analysis has further revealed that future development of the Grosse Ile airport industrial area is based on the concept of mutual benefit: a prospective tenant must not only determine that the unique characteristics of the airport industrial area provide an appropriate setting in which it can prosper, but the tenant must also meet the development criteria established by the Township. It is clear that a select range of businesses would consider the Grosse Ile airport industrial area as an appropriate location for development. - 40 - �,. Since the range of appropriate prospective tenants is relatively small, it is important for the Township to implement a carefully formulated airport ind us trial park marketing strategy. The Township has already discovered the extra effort that is required to find and recruit prospective industrial park tenants that meet the specific development standards. It is also important for the Township to prepare the airport industrial park environment to meet the aesthetic and functional needs of the types of industry which the Township wishes to attract. These efforts will allow the Township to recruit the preferred types of industry and create a thriving industrial sector that is fully compatible with character of surrounding development. GI041 - 41 - �"' Natural Environment of Grosse lie Township Overview Grosse Ile Township's natural environment contributes greatly to the island's quality of life. Woodlands, wetlands, wildlife, natural drainage channels, small offshore islands (out islands) and Detroit River shoreline vistas are among the resources that make Grosse Ile a very special place to live. Once on the island, the open space and relatively low-density development promotes a feeling of privacy and rural living. The purpose of this chapter is to provide information to support the efforts of Grosse Ile Township's officials to protect and manage the island's natural resources. Wetlands, woodlands, and the unique natural features of Grosse Ile are emphasized. Sources of information used in preparing this chapter have included National Wetlands Inventory maps; Michigan Natural Features Inventory maps and information; interviews with scientists, township officials, and knowledgeable citizens; and reports about natural resources in the lower Detroit River area. The locations of key resource features are included on two maps in this chapter (see Maps 2 and 3). llm.ANDS AND THE DE'l'llOIT R.IVEB. ECOSYSTFJt Wetland Functions and Values Wetlands are commonly known as swamps, marshes, bogs, wet meadows, or potholes. From a technical standpoint, wetlands may be defined as areas of poorly drained, saturated soils supporting wetland vegetation. In wetland areas, either the water table is at or near the surface, or shallow water covers the site on a permanent or seasonal basis. 1980 wetlands information and maps compiled by the U.S. Fish and Wildlife Service for the National Wetlands Inventory demarcate the following major wetland acreage for Grosse Ile Township: Location Acres 138 Northern Grosse Ile Stony Island Thorofare Canal Eastern shoreline Celeron Island 69 26 17 92 - 42 - �I --. - - - I I I I T H I ii tlai I I ' I I i I Iii Ill \ i J I Hll I 3 3Z IH-111 I I ~ I I \ I \\ I I \ I I \... \ l 1 ~ ' \ \ \ - -- ~I ; I ·~ I I I J I • u I I• I I ) I I' Q ~ I ,/ 1-04 / I. i l I I jiIr -' if' I I l)J \ \ ' ' ' ! I I 1 I I I I I I \ '' ·,~ . ,.. .;,, ' ·,h ' · .... ., , ' , ,, , , , , , ,, , , , , , ai= u ' i I 1 '' I I • J' Ill !: ,,---f' ' I I N - , I 0J Ill J I I -- z i- I NI' 2Q I I Ill :E Ill G> IC 01~ J1i 't!"' Cl :ti • �"' High wlue 'Netland envirorments: Round Islam (Southern mesic forest) Gibraltar Bay emergent and sutmersed wetlands Out islands and nearby sutmersed wetlands Calf, Stony, Dynamite and Fox Islands) (including Celeron, Thorofare canal wetlands Shoreline \I.et lands Toll Bridge) (especially west side of Grosse Ile north of *Other high value wetlands providing wildlife habitat and sto~ter detention benefits must be identified on a site specific basis. ~ources of inforrootion: lletlands data: National ~tlands Inventory, prepared by the U.S. Fish and Wildlife Service in cooperation with the Michigan Department of Natural Resources using 1980 aerial photography; wetland locations updated by to\41lship residents and officials, 1987. Presence of sutmersed aquatic beds confirmed by fisheries experts, U.S. Fish and Wildlife Service. Note to users: Cklly large wetlands wiich are 5 acres or more in size are sho\411 here. Smaller wetlands are fot.Url in nunerous Grosse Ile locations. Nearly all Grosse Ile Tomship wetlands are subject to wetland permit requirements of the Michigan Department of Natural Resources and the U.S. Anny Corps of Engineers. This info1Tl'l(ltion is generalized and should not be used for site specific planning. Specific locations of wetlands should be verified \Jten site plans are prepared. �,. The amount of emergent wetlands, of course, changes as the water level of the Detroit River rises and falls from year to year. Despite rising water levels, more than 300 acres of wetland acreage remain. Before human settlement of the Detroit River, many shoreline areas had abundant wetlands. Filling and dredging of wetlands continued at a rapid rate until the 1970's when federal and state wetlands protection laws were enacted. Three types of wetlands predominate within the boundaries of Grosse Ile Township: (1) emergent wetlands with rooted cattails, bulrushes, and sedge grasses; (2) forested wetlands with an overstory of trees and an understory of shrubs; and (3) submersed aquatic plants (macrophyte beds) with wild celery and other species. As water levels rise and fall from year to year, some ecological succession may be occurring as the wetlands shift from emergent marsh to forested wetlands or submersed aquatic beds. All types of wetlands are interrelated with each other, providing numerous benefits to the community as a whole. The functions and benefits from each type of wetland are outlined below. Scrub/shrub wetlands is a separate category of wetlands which has been mapped for the National Wetlands Inventory. Scrub/shrub wetlands are closely interconnected with emergent wetlands on Grosse Ile, and are considered as a single type of wetland for purposes of the master plan. F.mergent Wetlands Emergent wetlands are located along the shoreline of Grosse Ile, along the sheltered waterways of the Thorofare Canal and Frenchman's Creek, and on several small out islands within the boundaries of the Township. The largest emergent wetland areas are located north of Gibraltar Bay, west of Gibraltar Bay on Round Island, on Celeron Island, Stony Island, and the northwest shore of Grosse Ile near the toll bridge. Emergent wetlands on Grosse Ile are essential as habitat and as a food source for the abundant fishery of the Detroit River. As the wetland vegetation dies back each season, it breaks down into particles called detritus which is eaten by insects as well as birds and small mammals. Insects, in turn, are eaten by the fish. The shallow, sheltered wetlands connected with the Detroit River also · provide protected spawning and nursery areas for fish. For example, northern pike, yellow perch, and carp spawn in the standing vegetation of wetlands. Wetlands also help to enhance water quality. Wetlands trap soil particles from stormwater runoff. Since soil particles often carry with them oil, grease and heavy metals (toxic contaminants), a significant water quality benefit results when wetlands are protected. Further, many types of wetlands break down - 44 - �"' and absorb phosphorus, fertilizers). nitrogen, and other nutrients (such as from lawn Grosse Ile Township wetlands are habitat areas for the thousands of Canada geese, diving ducks and dabbling ducks which frequent the Detro! t River flyway during migration. Several flyways and corridors cross the Detroit River. Emergent wetlands play a role in buffering the shoreline from high winds and waves. Wetlands have been termed "nature's sponges" because they he l p absorb stormwater and storm surges. The wetlands grasses help stabilize the shoreline and minimize soil erosion. Forested Wetlands Forested wetlands (sometimes called floodplain forests) are dominated by swamp oak, red ash, eastern cottonwood, hackberry, silver maple, black willow, and red maple trees. In several cases, forested wetlands are located adjacent to emergent wetlands and open water; in other cases, they are located inland from the shore. The hydrologic connection of inland forested wetlands with the Detroit River ecosystem is not well-known. Inland forested wetlands may have been created by road construction and development blocking natural drainageways. Forested wetlands near emergent wetlands and open waters are clearly linked to the biological productivity and wildlife support functions of the Detroit River. Because of the trees, they provide a different type of shelter and habitat for various bird species. Inland forested wetlands also provide habitat for birds and small animals, and help to prevent local flooding by absorbing stormwater. Submersed Aquatic Beds (Macrophyte Beds) The submersed aquatic beds found near shorelines and in the sheltered bays of Grosse Ile Township support fish and waterfowl. The aquatic plant beds are accessible to fish and produce quantities of food for fish and invertebrates. Submersed aquatic plant bed species include wild celery (a favorite food of ducks), as well as pond weed, water weed, musk grass, water mil foil, and many others. Each bed is somewhat different, with varied mixtures of species of plants. The plants are rooted to the bottom of the Detroit River, often on a sand bar in shallow water. Invertebrates, including snails, live on their leaves. Fish enjoy the food and shelter provided by the aquatic plants, a fact well-known to area fishermen. The extensive submersed aquatic beds and shoreline wetlands help to maintain the fish spawning areas located near Grosse Ile in the Detroit River. - 45 - �"' Wetlands of Special Iaportance All of Grosse Ile Township's wetlands function as fish and wildlife areas, water quality filters, and storm surge barriers. Several wetland areas; however, due to their size and location, dominate as very important high value areas for conservation: - Gibraltar Bay, Round Island, and nearby wetlands: Gibraltar Bay is a natural area of great value to the Detroit River fishery. The Bay is sheltered but interconnected with the Detroit River. The Bay has variable depths and abundant submersed aquatic plants which provide food and shelter for spawning fish. Water flow from under the East River Road bridge transports relatively unpolluted water from the east side of the island westward into Gibraltar Bay. Field surveys by fish and wildlife biologists have emphasized the plant diversity and impressive primary productivity for nutrients. - Thorofare Canal: The shoreline wetlands and submersed aquatic beds which are found in various locations along the Thorofare Canal are very important as fish and wildlife habitat. The waters are more sheltered than the main channels of the Detroit River and have a good flowthrough of water. Shallow, protected backwater areas (sometimes with forested wetlands) are abundant along the main canal, providing spawning, nursery and feeding areas for fish. Ducks and other waterfowl also depend on the sheltered waterway with its abundant food sources. Shoreline wetlands near the toll Detroit River fishery because of levels of the Detroit River have into submersed aquatic beds, and inland. - bridge: This area is important to the its size and location. The high water turned some of these shoreline wetlands has extended the wetland system farther Celeron Island: Celeron Island, owned by the Michigan Department of Natural Resources, is now almost entirely a wetland island. The island has very high value for fish and wildlife habitat, and is used extensively by sportsmen. In addition, the sand bar area extending between Celeron Island and Calf Island, the submersed aquatic beds northeast of Celeron Island, and the waters south of Celeron Island serve as important waterfowl feeding and res ting areas. Stony Island: Approximately 50 percent of Stony Island is now wetlands and submersed aquatic beds, according to the Michigan National Wetland Inventory and 1985 aerial photographs. It is possible that some of the interior wetlands on Stony Island were originally created by quarrying. Rising water levels have created wetlands in recent years. The north part of Stony Island has been reported as a nesting area for egrets, white swans, and other waterfowl. - 46 - �,. At least eight different types of threatened or endangered species of plants and animals are found on or near Stony Island (see Hap 3). - Sugar Island: Sugar Island is an upland Island with very 11 ttle wetlands area. However, the sand bar off of Sugar Island supports wild celery, sago pondweed, and other submersed aquatic plants. These plants are a source of food for diving ducks. Threatened fish and animals found in the waters near Sugar Island and other small islands near Grosse Ile include the Lake Sturgeon (last seen in 1973) and the Comon Tern (last seen in 1982). Sugar Island is privately owned and used primarily for recreational fishing and hunting. Govern11ent Regulations for Wetlands Protection and Shoreline Protection Structures The legal responsibility for protecting wetlands on Grosse Ile Township lies primarily with the Michigan Department of Natural Resources and the U.S. Army Corps of Engineers. In accordance with federal regulations and state law, state and federal permits are required for filling, dredging, or other alteration of wetlands. A single wetlands perm! t appl !cation is sufficient for the two government agencies, since the agencies coordinate their technical reviews. The Michigan Vetland Protection Act (Act 203, P.A. 1979), requires a permit before wetlands alterations are undertaken. Permit requirements apply to all wetlands contiguous to lakes, streams and rivers; inland wetlands which are five acres or more in size; and isolated wetlands which have one or more acres of open water or lie within 1000 feet of the Great Lakes or 500 feet of a lake or stream. The Michigan Department of Natural Resources also administers federal requirements for Section 404 permits in accordance with an agreement with the U.S. Army Corps of Engineers. Section 404 of the federal Clean Vater Act prohibits the discharge of dredged or fill material into waters of the United States, including adjacent wetlands, unless a permit is obtained. A second, closely related state law affecting wetlands and coastal waters is the Michigan Inland Lakes and Streams Act (Act 346, P.A. 1972). Under this Act, a permit is required for most activities affecting inland waters and the Detroit River. Permits are issued only when the activity "will not affect the public trust or riparian rights." For administrative purposes, the requirements of this law have been combined with the Wetland Protection Act and a single permit is issued. - 47 - �"' Wetland permits are issued by the Michigan Department of Natural Resources on a case-by-case basis. The particular wetlands resources of the site, the amount of upland available for building, and other site-specific factors are taken into consideration. Wetland permit restrictions supercede zoning and other township regulations if the township regulations are not as stringent. Permits for shoreline s true tu res some times overlap with wetlands permit requirements. Under Section 10 of the federal Rivers and Harbors Act of 1899, the U.S. Army Corps of Engineers prohibits the obstruction or alteration of navigable waters of the United States. Permits are typically needed for seawalls, shore protection structures, groins, and backfilling. Construction of marinas usually requires a permit under Section 404 of the Clean Water Act as well. It is important that potential owners of wetlands understand permit requirements and possible use restrictions. For example, a property owner may acquire land with wetlands on it, expecting to be able to fill and build on the wetland. Government permit regulations; however, usually serve to minimize the amount of wetlands altered, and requests for significant filling and dredging are usually rejected. Fermi t applications for piers, docks, bulkheads, sea walls, boat hoists, jetties, and similar types of structures may be granted. Permits are not issued, however, if proposed structures will obstruct navigable waterways or unnecessarily result in wetlands filling. A deteriorating seawall may be restored if the land is subject to either flooding or erosion. However, the placement of seawalls waterward of the shoreline and backfilling of water bottoms are usually not approved. Wetlands protection regulations, however, do not allow a "taking" of a person's property. If wetlands are found throughout a person's property, wetland alterations are granted so that reasonable property use is allowed. NATURAL DRAINAG.EWAYS AND SWALES The Iaportance of Natural Drainagevays Before urbanization occurred, Grosse Ile Township was laced with a series of creeks, natural drainageways, and lowlying swales (depressions) which carried stormwater and floodwaters into the Thorofare Canal and the Detroit River. As development has proceeded, many of the original natural drainageways and swales have been blocked or filled. A study of historic topographic maps indicates that at least 50 percent of the original drainageways on Grosse Ile are now lost. - 48 - �,. When natural drainageways are filled or blocked, drainage problems can occur. Sometimes stormwater runoff is pushed onto a neighbor's property or onto roadways. When buildings are placed in the pathway of the natural drainageway, basements can easily flood. As flooding problems become severe, storm drain pipes and roadside ditches may need to be cons true ted or enlarged. Such public works projects are often expensive, whether paid for by property owners or the township as a whole. Drainageways, when left in their natural state, help to maintain woodlands, wetlands and wildlife habitat found on the island. Without proper drainage, woodlands will change in character or die. Wetlands can be altered if the natural flow of waters is blocked. Maintaining Natural Drainageways and Swales Natural drainageways and swales should not be altered when developments are proposed, but rather integrated into site plans as natural amenities. When thoughtful site planning is carried out, natural drainageways can be assets for the site, contributing to the overall value of dwelling units constructed. Natural drainage pat terns, swales, wetlands, and woodland resources for development sites can be reviewed at the time that site plans are submitted for review and approval by the Planning Commission. The preparation of a Master Drainage Plan for Grosse Ile is also recommended. Such a plan would delineate the natural drainage system throughout the Township, identify locations where flooding may be a problem, and identify remedial measures. Individual site plans could then be reviewed within the context of water flows, stormwater runoff pathways, and natural drainageways for the entire island. WOODLAND RESOURCES Functions and Benefits of Voodlands Grosse Ile Township's trees and woodlands substantially contribute to the economic and psychological well-being of township residents. The abundant woodlands and trees help create the peaceful, rural atmosphere that makes Grosse Ile a very special place to live. Trees provide a visual barrier between individual properties and neighboring properties, an essential factor for preserving the rural atmosphere and property values. Woodlands provide the following community benefits: - 49 - �~ "'-, ~· / I -- - - - - --~ -·- - -~-- ---~, -~ -~ , . IIIENION --. --· '· / W'(NIOC)ll( -' ' 0f'IIQr ·, ' '. 21.A -- I ---~--- 4--- ~ -"' ~ x.. .. ... . \ I - ... --l.._ -- ,.......,\'°"" ...,,__ •19 ~ I !!Q~ A18 --- ~-:•-~ 1, · -------------------------':'.:~:------ . ~6 ' ~ 1 2 u;9 .~ 1/ -c----• -~ ~ - - - ...----C::::::::::-· ·~ ----- -~ --~ ♦11,.' :,.!~ ,-f""!!#1 1 1 1 • A13, •o,_.- "-\•: le ...., :v , · - •5 ---- ..-l!lil',---- -~ -------- ----- 111\1111 ~ ~ Climax Hardwood Forest (self-reproducing) A Threatened or Endangered Species ♦ Special Concern or Potential Threatened Species • Map3 SIGNIFICANT WOODLANDS AND NATURAL FEATURES Township of Grosse lie Wayne~ Michigan ---"1al'l-1987 Champion Tree , .. . . . . . . tfNr'II: S..rc•• •f i,.f.,.,.t __,,..,. dela : ••= Ill I ,,-11 \fupp,1"1:I 1,,. llrm ·r. J,w1••• I llttlll llf " \ (1,-fof ._.,,.,. #1dti"9' NICurwl ........ ,... f,n,atl.,,,: hn.,1•"•P r•11111f•,H , h1 ~•"' ,.,, 1w •.. . \11d1111u,1 H•11u,,,,·,••1 . -~- l»p,u•f,,.,111 11/ I ~Hli f ,,.,,u,· ,\ohwul lhc ill.Hu 1w ••••Hrtl 11,,, .., • • ,,.,,.,,·ul, : rd ,._,, ,.,tf' • lp,t'n (tt• , -~ l , 11 ul 10 0 .- VI' l 'f"IIVU l'n· /t.'ulun.! it •'111t1l 1f ,~ , ... ,. ,(Htd kllt.'11 •1 , .. plu1,,. u•·•· ,.,.,.,,.,,.,,., . l ~' I , 111 : 1·11 i. 1ttt1I 11h1N1I , •., .•,. . ,,,.~ ,. li• ·out, ,.,, . 111 ,,..- /un,,t .. l j/11;11,,,,, ... 11 111/Ultl•tflUII •h•H1ltl ftir 1•1• /'1 •/ 1••" 1-, f 1N ·111 ·• ··.. ·._ u/ 1unfH I,,.,, 1,ifu,..,.,r,0•1 l\11t•11 , •..,..,, •• ,t, . ,,., ... fh1 • /m, U !'lllf/1 , • fUl "l • t<J f/11' /oi l ,(' p/u,I i-t •\ •1t•h• /N '1H'C H,- , Gelaldt.uedll9andAaoc:laW,lnc:apo«Jted Urban Plamlng Conulanll Denoll.Mlc:hlgan �,. GROSSE IL! TOVNSHIP SITES: NICHIGAM NA11JRAL FF.A.TUR.ES INVENTOlt 1 - STROPHOSTYLES HELVULA Trailing Wild Bean Special Concern Plant Year Last Seen: 1916 2 - CHAMPION TREE - Swamp White Oak 3 - A THllEATENED ANlltAL Potential Threatened Animal Year Last Seen: 1912 4 - CHAMPION TI.U - Honeylocust 5 - ACIPENSER FULVESCENS Lake Sturgeon 6 - CYCLONAIAS TUBERCULATA Purple Wartyback 7 - CASMERODIOS ALBUS Great Egret 8 Threatened Animal Year Last Seen: 1978 Special Concern Animal Year Last Seen: 1933 Special Concern Animal Year Last Seen: 1978 - OBOVARIA SUBROTUNDA Round Hickorynut Endangered Animal Year Last Seen: Before 1930 DYSNOHIA TRIQOETRA Snuffbox Threatened Animal Year Last Seen: Before 1930 9 - 10 - LAMPSILIS FASCIOLA Wavy-Rayed Lamp-Mussel Special Concern Animal Year Last Seen: 1908 11 - A THR..EATENID ANIMAL Potential Threatened Animal Year Last Seen: 1970 12 - DYSNOHIA TORULOSA RANGIANA Northern Rifleshell Endangered Animal Year Last Seen: Before 1930 13 - ICTIOBUS CYPRINELius Bigmouth Buffalo Special Concern Animal Year Last Seen: 1964 14 - THALICTRUII IEVOLOTUM Waxy Meadow-Rue Threatened Plant Year Last Seen: 1970 15 - GYKNOCLADOS DIOICUS Kentucky Coffee-Tree Special Concern Plant Year Last Seen: 1912 16 - HIBISCUS fl>SCHEUTOS Rose-Mallow or Marsh Hallow Special Concern Plant Year Last Seen: 1914 17 - MESIC SOUIBERH FOREST Special Plant Community Year Last Seen: 1983 18 - STERNA HllO'NDO Threatened Animal Year Last Seen: 1982 Common Tern Lake Sturgeon Threatened Animal Year Last Seen: 1970 20 - PER.CINA COPELAND! Channel Darter Threatened Animal Year Last Seen: 1952 21 - ACIPENSER FULVESCENS Lake Sturgeon 22 - CHAMPION Tl.EE - Downy Hawthorne Threatened Animal Year Last Seen: 1970 19 - ACIPENSER PULVESCENS 23 - GROSSE ILE GARDEN CLUB WILDLIFE SANC11JARY Source: Michigan Department of Natural Resources, September 1986. �"' Influence on ■ icro-cliaate: Woodlands play an important role in moderating ground-level temperatures. The tree canopy buffers the ground surface from the sun's heat and wind. Trees also help to moderate temperature extremes during winter months. Reduction in air pollution: Woodlands absorb carbon dioxide and return oxygen to the air. Tree leaves filter pollutants from the air, removing ozone, chlorine, hydrogen fluoride, sulfur dioxide, and other pollutants. Trees serve as a noise buff er as well. Reduction in soil erosion: Woodlands and other vegetation stabilize soils and help prevent soil erosion. The vegetation absorbs the energy of falling rain, and the web of roots of all types help hold soil particles in place. Tree leaves reduce the impact of raindrops on the soil surface and give soil a chance to absorb water. Fallen leaves minimize the loss of soil moisture, help prevent erosion, and enrich the soil to support later plant growth. Wooded wetlands provide the additional benefit of trapping and holding stormwater runoff. Dense vegetation can help slow flood surges and flows. Wildlife habitat: Woodlands provide essential shelter and food for raccoon, rabbi ts, pheasants, and other birds and animals. The opportunity to observe wildlife in a natural setting has educational benefits for island residents. WOODLANDS OF SPECIAL SIGNIFICANCE Cliaax Hardwood Forests Grosse Ile Township woodlands can be classified into two categories: (1) climax forest hardwoods which can reproduce themselves, and {2) early second growth vegetation, including hawthorn thickets. Climax hardwood forests are dominated by white oak, shagbark hickory, sugar maple, and green ash. Major climax hardwood forest areas have been identified by township resident Brue Jones with advice and assistance from several forestry experts. Because many woodlands have already been destroyed, the proper management of the remaining stands is of great importance for the island. Heritage and Chaapion Trees A heritage tree is a tree with high value becau·s e of its species, size, age, vigor, location, or historical significance. Although a number of large heritage trees are present on Grosse Ile, the location of these important trees, for the most part, has not been mapped. The locations of two known champion trees are shown on Hap 3. - 51 - �,. Round Island and Vicinity The most unique and important woodland site on Grosse Ile is Round Island, a forested wetland. The forest on Round Island is old growth, making it much more unique than many other woodlands on the Island. Red oak, burr oak, and white oak are the dominant species. The mature mesic (wet) oak forest is one of five uncut stands remaining in Michigan. The site is believed to be the last old growth oak forest remaining on the Lake Erie plain and the big trees are the largest in any tract in Monroe and Wayne Counties south of Dearborn. Because of the trees' great height, they may act as a beneficial buffer from storm winds off Lake Erie (June 1983 letter from K. Hosford, Michigan Department of Natural Resources). This tract probably represents the last example the Lake Erie Plain as described by French explorers. natural area is comparable to that of Hartwick Pines. provided by the Site Ecological Summary prepared Department of Natural Resources, June 1983). of presettlement forest on Its value as an "historic" (Additional information is by K. Chapman, Michigan Round Island is approximately 13 acres in size. Because of its small size and location, it is vulnerable to the effects of high winds and storms. Protection of the entire tract and adjacent woodlands to the west will be essential in the future for protecting the 7-8 acre oak forest located in the heart of Round Island. Round Island is owned by the Ford Yacht Club which has held the tract for many years without proposing development or alterations. The Yacht Club has placed Round Island on the Natural Features Registry of the Michigan Nature Conservancy. This is a voluntary registry without any agreements or legal obligations. Wildlife Sanctuary The Grosse Ile Township Garden Club is responsible for the management of the woodlands tract located just to the northeast of Horsemill and Thorofare Roads. The site is owned by Grosse Ile Township. Because of its location near the Thorofare Canal, the sanctuary is particularly important as wildlife habitat. Michigan Natural Features Inventory The Michigan Natural Features Inventory is maintained by the Michigan Department of Natural Resources as a service to citizens and local officials. Plants and animals which are (or are potentially) threatened or endangered are listed on the inventories. To avoid curiosity seekers, only the general locations of the features is mapped. The inventory is not a definitive statement about the presence, absence or condition of environmental features, since many of - 52 - �" the sites listed have not been completely surveyed. Unfortunately, some features present in the past, many have already been destroyed by human factors and development. Endangered or threatened plant and animal species from Grosse Ile Township lands and waters are noted on the natural resource features map (see Map 3). If developments are proposed on or near these areas, the presence and importance of the plant or animal should be reviewed. For extremely rare or endangered species, a permit may be needed from the Michigan Department of Natural Resources. Threatened and endangered species may have special value when located in a protected area or woodland. It may be the presence of woodlands which has protected the species and provided habitat. Woodlands and Development Impacts Woodlands are easily destroyed by development. Large trees of unique value may not be accurately identified by landowners and buildings may be planned on prime woodland sites. Developers, in their haste to clear land, may overlook woodlands protection plans. In some cases, trees which are saved die within several years because of root damage and changes in water table conditions caused by land alteration. Excavation soils (especially clays), when placed near trees, can inhibit proper root respiration. The regulation and protection of woodlands is even more difficult than wetlands. Scientific definitions of wetlands have been established for many years. In contrast, it is often difficult to identify "unique" woodlands, since most trees provide the basic screening and amenity values of importance to the community. Effective woodlands protection becomes much more a matter of effective site planning and incentives to developers. Priority woodlands for protection on Grosse Ile include climax hardwood fores ts and forested wetlands. Whenever possible, stands of trees should be protected through the use of cluster development site layouts. Special attention should also be placed on street frontage and other visual buffers. GillO - 53 - �,. land Use EXISTING LAND USE During July of 1987, Gerald Luedtke and Associates, Incorporated completed a survey of existing land use in Grosse Ile Township. Land utilized for single-family housing development comprises the largest land use category in Grosse Ile. This use currently occupies over 2,463 acres of land. The second largest land use category is vacant land which comprises 1,660 acres. Public and semi-public facilities including the airport, churches, schools, and protected natural areas such as Celeron Island comprise 686 acres. Grosse Ile Township has 520 acres of land utilized for recreation. Multiple-family housing utilizes 124 acres. There are 44 acres of commerc !ally-developed land and 3 acres of land utilized for office development. Grosse Ile Township has 64 acres of submerged land. The tabulations resulting from the land use survey are shown in Table S. Examination of this table will show that Grosse Ile Township is 70 percent developed. Discussion of Existing Land Use by Sector This section of the master plan discusses existing land use relationships in seven sectors of the township. The sec tor of Grosse Ile Township be tween Groh Road and the southerly township limits contains several diverse land uses; the major land use is the Grosse Ile Municipal Airport which contains 610 acres. Other uses in this section of Grosse Ile located sou th of Groh Road include several very pleasant residential communities which are located on Swan Island, Hickory Island, Heso Island, and Elba Island. Calf Island, Round Island, Sugar Island and Fox Island are essentially undeveloped islands. This section of Grosse Ile also includes several recreation facilities including the Ford Yacht Club, two marinas, and a small passive park which serves a surrounding residential community. The former dump site, which ls located in this area, has also been designated for future recreation use. An important land use planning issue is the need to ensure that future expansion and development of the Grosse Ile municipal airport and adjoining industrial park do not conflict with the residential environment which surrounds the airport area. This area of Grosse Ile contains several sensitive natural areas which should be carefully preserved in future planning. Round Island contains forested wetlands and woodlands which should be preserved. Gibraltar Bay contains important celery beds which are essential to wildlife. Significant celery beds are also located in the submerged land area east of Elba Island. These natural areas are discussed in more detail in the natural features section of the master plan. - 54 - �,. I I I I 01'0 H I I I I ii I I \ '' \' ' \ \\ '' \' ' \' \ ' \ I ! 1. , ~ , -J! �,. The area of Grosse Ile Township between Grosse Ile Parkway and Groh Road contains a wide diversity of land uses ranging from the large industrial park on the south to the Grosse Ile Golf and Country Club and West River Yacht and Country Club on the northern portion of this area. This area also contains the Island Memorial Park Cemetery. The area also has several large tracts of undeveloped land which could be utilized for residential development. One large tract of land is located between Meridian and East River Road. Another large vacant tract is located west of Meridian. Although this section of the township has large parcels for potential new residential development, there are certain future land use relationships which must be carefully monitored as development occurs. The industrial park and airport to the south could be environmentally detrimental to future residential development if appropriate buffers and transitions are not provided. The two existing golf and country club facilities provide a very pleasant image to the area and increase the desirability for future potential residential development. The section of Grosse Ile Township located between Ferry and Grosse Ile Parkway contains the main Macomb Road shopping district as well as the campus of Grosse Ile High School. Slightly more than half of the land in this sector of the township is vacant. This prime land is very suitable for future single-family and multiple-family residential development. The two large vacant tracts on either side of Macomb Street, east of Meridian, contain important woodlands which should be carefully considered in future development planning. Thorofare Canal, which penetrates this sec tor of the township diagonally, has many significant adjacent wetlands which should be carefully preserved in planning for future development. Because of the proximity of vacant areas to the main shopping center and the high school, this sector of the township would be most suitable for development of housing for senior citizens. The section of Grosse Ile Township between Church and Ferry is largely developed with the exception of three undeveloped areas. These areas include the eastern portion of the Westcroft Gardens property and two linear str.ips located between the Thorofare Canal and East River Road. This section of Grosse Ile contains several newer residential subdivisions with curvilinear street patterns. Some of the finest residential neighborhoods in the community are located in this area. This area also contains the West Shore Country Club. The Sacred Heart Elementary School is located in this sector between East River Road and Parke Lane. The sector of the township between Horse Mill and Church is primarily developed for single-family residential use. There are two distinct areas within this sector. The single-family residential development area west of the Thorofare Canal consists of older subdivisions with a rectilinear street pattern. The newer single-family residential development area east of Thorofare Canal consists of curvilinear streets containing many fine new homes which have been constructed during the last few years. This area contains several smaller - 56 - �[ "' undeveloped parcels which can be developed in the future to round out the existing single-family residential character of the area. The area of the township between Bridge and Horse Mill is about half developed with single-family housing and half undeveloped. The undeveloped portion of this section contains the wildlife bird sanctuary. The area also contains one multiply-family development, The Country Manor development. Because of the proximity of this area to the toll bridge, it should become very desirable as a future residential development area. In order to protect the environmental features of the area, very careful and sensitive design of future subdivisions will be needed. The section of Grosse Ile from Bridge Road to the north end is emerging as a very high quality residential community. Particularly, along such streets as Parke Lane, Paulina, and Voight. Care should be taken so that the remaining vacant developable portion of this sector continues to develop at the same high level of residential quality. The last sec tor of Grosse Ile cons is ts of Hennepin Island. This island is utilized by the BASF Wyandotte Corporation for disposal of industrial wastes. This area will continue to be used by the company for industrial purposes and should not be made available for any other type of development until needed environmental studies have been completed, and it can be determined that it is safe for other land uses. Stony Island which is located on the east side of the main island is primarily vacant, but contains an industrial zone on the extreme easterly portion of the island which is utilized for barge storage. All of Stony Island contains important wetlands and woodlands which are discussed in the natural features section of the master plan. Sugar Island is an undeveloped island which contains significant woodlands which should be preserved. Round Island is also vacant, and contains significant woodlands and wetlands. Celeron Island contains extremely important woodlands and wetlands; this island is owned by the Michigan Department of Natural Resources and will be permanently preserved in its natural state. Areas of Historic Significance Grosse Ile Township has several areas and structures which are of historic significance. These areas have been surveyed with the assistance of the Grosse Ile Historic Commission and are shown on the map following this page. This map represents a preliminary portrayal of survey results; the data on the map will be further refined as the Historic Commission proceeds further with its work. The areas shown on the map should be carefully taken into consideration by the Plan Commission when future planning decisions are made. GI097 - 57 - �,' I -...-..._ -~. lllf~ -- - - - - -~-- - . , I ·~-· --~,, '· ANIIIWW "'✓ L::> WVNCX>III -I \ \ on.ow, ~- \ \ - \1 \ --- --- --~-- - -~ ' c,,__ '"'re •-- ::::::;;::,~~~~~;:.,~=!~~;z,.=-=:::---,,-=--==----- --==~=;;;;a, <_, --c:: ·- · - --- "-- - -- - - - • • ---------- .... ,'!!'1- --- --- u;;;_ _..___ - --- ~ I. 2. J. 4. 5. b. 7. 8. 9. 10. II . Map5 12. AR~ OF HISTORIC SIGNIFICANCE Township of Grosse lie Wayne County, Michigan Mcnlef"'°"-1917 I). I~. 15 . ' l~ ...~ . . . 11\ . . . . ,, . . ~ ,.. . ---------- I - IIMA - - - - ~ - - - -iiiiico c o- - - - - - Hickory l1l1nd Pre 1945 Hoae ■ In the Ar•• of Croh Road and Weit River Road lnter ■ ectlon Weit River Road Hl ■ torlc Hoae ■ Dl ■ trlct Slocu•'• l1l1nd Overlook Be I I vue Road M ■ co•b Road Hletorlc 8ualn••• Ol ■ trlct East River Road Oletrlct fox School Jewell Colony Westcroft Cardena Older Su-er Ho•e• Parke Lane : Pre 1945 Ho••• (Vernor f ■ •lly ho•• located on northeast corner of Horse Mill and E■■ t River Road lnter ■ ectlon.) Upper East River Road Church Historic District Area on East River Road fro• ferry Road to the North GelOld Luedtke and A51oci0tin, I n c ~ IJlban Planning COfllUltanll Oeffolt, Mld'ligan �,. F1JTUn: LAND USE PLAN The future land use plan for Grosse Ile Township (see Map 6) recommends a land use pattern which closely follows the historic development pattern of the community. Most vacant land areas are recommended for single-family residential development. The industrial park area remains the same. The previously mixed land use pattern of the Macomb Road shopping area has been designated as a continuous commercial development area. A very limited number of multiple-family housing locations have been shown in the plan. The major areas recommended for new development in the plan are described in the following sections: Single Family Development There are ten large undeveloped land areas which have been designated in the plan for single-family residential development. They are as follows: 1) The undeveloped area bounded by Meridian, Manchester, East River Road and Rucker; 2) the undeveloped area within and surrounding Loma Circle; 3) the larger undeveloped area bounded by Meridian, Bellvue, East River Road and Manchester; 4) the undeveloped area bisected by Thorofare Canal which is surrounded by West River Road, Ferry Road, Meridian and Grosse Ile Parkway; 5) the area bounded by Thorofare Canal, Island Drive, East River Road, and Ferry; 6) the undeveloped linear strip which is bounded by Thorofare Canal and East River Road located north of Stout; 7) the Westcroft Gardens property; 8) the vacant property abutting Park Lane between Horse Mill and Church. (Development of this area will complete an emerging residential community); 9) the large vacant area both north apd south of Horse Hill Road; and 10) the triangular undeveloped area bounded by Meridian, Park Lane, and Paulina. All of the smaller islands surrounding the main island of Grosse Ile have been designated for single-family development with the exception of Hennepin Point and a small portion of Stony Island where industrial processes are located. Nev Multiple-Paaily Residential Developaent Areas Areas designated in the future land use plan for multiple-family residential development are very limited. They consist of the following: 1) A small strip of multiple-family housing along Groh Road across from the Municipal Airport; 2) a small multiple-family residential area north of Groh Road and directly north of Frenchman's Creek; 3) multiple-family development areas are recommended both north and south of the Macomb Road commercial district. (This will help to strengthen and reinforce the main commercial core of the community); 4) a multiple-family residential area is recommended off of Horse Mill Road between West River Road and Meridian. - 59 - �,, ·; ; 'i i ~ t-+----;--- lf I r1f·: I •·! ~ I I i j I ~ , / / , ·~~ / I ! • ..> , r i r_,.... I I, I :_-: •. • I , ,._ . .. I \ 11,1 en ::, I • I C ~ , , 11,1 ~ 5 I ~ u. -J! )1 .~ 0~ ·- §i 0. i:: I Jii I I �--- ·---=--- TABLE 5 EXISTING AND FUTURE LAND USE FUTURE LAND USE EXISTING LAND USE Single-Family Residential Multiple-Family Residential I .... C\ 2,463 Acres 124 Acres Single-Family Residential Multiple-Family Residential Commercial and Office 3,838 Acres 284 Acres 97 Acres Commercial and Office 47 Acres Public and Semi-Public 686 Acres Public and Semi-Public 244 Acres Recreation and Open Space 520 Acres Airport 459 Acres Industrial 305 Acres Recreation and Open Space 520 Acres Industrial 138 Acres Special Environmental Zone (Hennepin Island) 225 Acres Vacant Land Submerged Land 1,660 Acres 64 Acres Submerged Land TOTAL ACREAGE GI125 5,869 ACRES TOTAL ACREAGE 64 Acres 5,869 ACRES �. Commercial Developaent The main commercial area recommended in the future land use plan exists on Macomb Road from Meridian to the existing multiple-family apartments located directly west of East River Road. This will provide the main shopping, professional services, governmental and institutional core required to serve the Grosse Ile community. There is a small area recommended for convenience shopping in the plan at the southeast intersection of Meridian and Horse Mill Roads. Westcroft Gardens and an existing inn on the northeast intersection of Meridian and Groh have also been shown as commercial uses on the plan. Industrial Develop■ent Industrial development on Grosse Ile is limited to the single location of the Grosse Ile Indus trial Park on Groh Road opposite the Municipal Airport. Previously existing industrial processes on Hennepin Island and on Stony Island have been designated as special environmental zones and are not industrial development areas. These areas have been designated so that such uses will be limited and so that no new uses can be constructed until proper environmental studies and clearances have been approved. Because Grosse Ile Township has prepared a new zoning ordinance concurrent with this new master plan, the township's zoning pattern will accurately reflect the land use recommendations which are set forth in the master plan. - 62 - �II' THE MACOMB ROAD BUSINESS DISTRICT The Macomb Road Business District is a special land use area in Grosse Ile Township. This is the center of shopping, personal services, government, and education in the community. For many years, Macomb Road has served as both the major shopping street on Grosse Ile as well as a residential street. Many older homes are interspersed with businesses along Macomb Road. This intermixture of commercial and residential uses has become increasingly unsatisfactory. The traffic and activity generated by commercial uses is detrimental to those residences which are interspersed with the commercial enterprises. Many of the older homes have deteriorated and are now in poor condition. The Commercial Base Analysis chapter of the master plan indicates that as Grosse Ile continues to urbanize, there will be a stronger demand for commercial facilities. The master plan recommends that the entire extent of Macomb Road be zoned for commercial development. The only exceptions would be where multiple family residential development already exists. By zoning Macomb Road frontage for commercial development, a gradual process of replacement of existing residential structures by new businesses should take place. The existing land use pattern along Macomb Road is portrayed in Hap 7. Analysis of this land use survey map indicates that there are three under-utilized sections of Macomb Road frontage which could be developed for commercial use in future years. The first under-utilized section is located on the north side of Macomb Road and extends from the existing Nate's Market to Parke Lane. This section of Macomb Road frontage contains seven existing residential structures, one residential structure which has been converted to commercial use, and four structures which were originally built for commercial occupancy. The second potential area for future commercial development is also located on the north side of Macomb Road and extends from the Parke Lane condominium development to the existing Cabinetworks Shop. This area contains twelve residential buildings, six residential buildings which were converted to business use and six structures which were built for commercial occupancy. A third under-utilized area which could developed for more intensive commercial use is located on the south side of Macomb Road and extends between Parke Lane and Perdino's Restaurant. This area contains five residential buildings and no converted residential or commercial buildings. Rezoning of these three under-utilized sections of Macomb frontage for commercial development should spur new retail, office and other uses to develop in these areas. Before these under-utilized areas of Macomb Road become commercially developed, the township should establish higher standards for planning and design of commercial developments. These areas, if properly designed, will set the stage for the overall rejuvenation and improvement of the entire length of Macomb Road. It is far easier to require good design of a commercial business prior to construction, than it is to try to correct poor design in already existing commercial enterprises. - 63 - �,. -~)L Meridian Map7 MACOMB ROAD EXISTING LAND USE 1::/::::{:::::::::j Single-Family Residential !88888888881 Multiple-Family Residential - Commercial and Office 1I 1111111 II Public and Semi-Public Vacant land 1 inch = 600 feet �Special Macomb Road Urban Design Issues The rezoning of Macomb Road frontage for commercial development presents a strong potential for consolidating and strengthening the main shopping district of the Grosse Ile community. However, there are certain design problems and opportunities which should be addressed prior to future development on Macomb Road. Urban design problems include parallel parking, unpaved parking lots, poorly defined parking areas which merge with the right of way, head-in parking, numerous potholes and puddles, poor landscaping in both parking areas and in the fronts of businesses, and lack of a uniform sidewalk treatment along Macomb Road. Identity of the Main Shopping District We recommend that stone entranceway structures be constructed at both ends of Macomb Road to visually announce the beginning of the main shopping district. Since the linear shopping district is strung along a long linear strip, these entranceway treatments will give identity to the main shopping area of Grosse Ile. Such structures could be in the form of a low natural stone wall on both sides of the road with light fix tu res and signs denoting entry to the business district. Ideally, these stone structures should be built of a type of stone which is indigenous to Grosse Ile. The !Aage of the Roadway Macomb Road has a chaotic "ragtag" image because it lacks curbing and the gravel along the right-of-way weaves in and out of ditches and driveways, and there are abundant potholes and puddles along both sides of the right-of-way. We recommend that underground drainage be installed where ditches now exist. Permanent curbing should be installed on both sides of Macomb Road and, wherever possible, turning lanes into businesses should be established on the edge of the existing pavement. This will substantially improve the appearance of Macomb Road and will give a neat edge to the entire roadway. Parallel parking and head-in parking along the right of way of Macomb Road should be eliminated wherever possible and should be prohibited in future commercial developments. The township should encourage development of parking areas behind businesses wherever possible. The front of businesses should be utilized for landscaping and pedestrian access. The existing parking lots should be paved and should be landscaped as generously as possible. Many existing off-street parking lots have no landscaping and consist of mud, gravel, and potholes filled with water. The Need for Uniform Sidewalk Policy Some portions of Macomb Road are served by sidewalk and others are not. Most of the sidewalks are unattractive, some are poorly maintained, and generally - 65 - �,. they add no interest or character to the shopping district. We recommend that the township adopt a uniform sidewalk policy along Macomb Road. All future commercial developments should be required to provide sidewalks. We recommend that all sidewalks along Macomb Road be constructed of red brick pavers. The red brick will give a much needed element of interest and warmth to the Macomb Road streetscape. \lherever possible, existing businesses should be encouraged to provide brick sidewalks. Ultimately, the entire commercial frontage of Macomb Road should have a continuous red brick pedestrian sidewalk on both sides of the street. An Architectural Tbeae for Maco■b Road There has long been considerable discussion in the Grosse Ile community on establishing an arc hi tee tural theme or treatment along Macomb Road commercial frontage. Some community residents favor a nautical theme because Grosse Ile is an island community and the water plays such an important role in the leisure-time activities of residents. Other residents have suggested that Macomb Road have a rustic image with cedar shake tile roofs and old fashioned wooden signs which identify the various stores. An examination of the existing architectural character of Macomb Road shows a wide divergence of building styles--in fact, some of the commercial buildings have no discernable style at all. Beginning at East River Road, one sees tudor style commercial buildings, California contemporary-style buildings, simple plate glass store fronts, converted victorian style residential structures, fake mansard roofs, and standard contemporary shopping center-style commercial buildings. This mixture of arch! tectural treatments and styles does not comprise a visual image which has any overall coherence or theme. The nautical theme could be introduced in special entranceway structures at either end of Macomb Road and also in the use of bollards on nautical posts with linking ropes to separate parking areas from the main right-of-way of the street. In some cities which have initiated a nautical theme, it has resulted in an unfortunate use of counterfeit design elements such as sticking ship wheels across the facade of a commercial building or trying to turn the front of a restaurant into a ship's hull. These design concepts tend to cheapen the image of the commercial district rather than to improve it. The most successful nautical design themes found in ocean-front communities along the Atlantic Ocean are actually reproductions of the original fishing village architecture. The proportions of the buildings, the wood and roofing treatments recreate the early oceanside villages. However, such design treatments are not really indigenous to Grosse Ile. It would appear that the most suitable solution to improving the aesthetic image of Macomb Road would be to perm! t a variety of architectural designs, but to encourage developers of commercial properties to informally consult with the Grosse Ile Business Association and Plan Commission on the compatibility of proposed designs with the overall streetscape image. Diversity of architectural style in a shopping district can be quite stimulating and pleasing so long as each building, in itself, represents good design. - 66 - �,. Other Land Uses Related to Kaco■b Road Commercial Frontage As Macomb Road continues to develop for commercial uses, it is recommended that apartment developments be clustered around the Macomb Road business district and that future needed community facilities such as police or fire stations or expanded educational complexes be located as close as possible to the Macomb Road District. This will establish a strong commercial/institutional/governmental nerve center along Macomb Road and these uses will reinforce and complement one another. For example, a trip to a future library could also include a secondary trip for shopping. Or a person may wish to visit certain stores before visiting the police station or the township hall. All of these functions can more efficiently serve the public if they are grouped in a common setting. GllOl - 67 - �Transportation The primary road network on Grosse Ile has been described with the phrase "the circle and the cross." The cross consists of Grosse Ile Parkway and Meridian Road; the circle along the perimeter consists of chiefly East and West River Roads. The circle and the cross roads intersect with a number of east-west collector roads to form the primary road network on the island. Local roads and subdivision streets complete the road network, providing direct access to abutting land and to the collector roads. Road Classification Classification of roads is necessary as a means of communicating the purpose served by each street or road in the transportation system. Road classifications identify the type and volume of traffic that is 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. Wayne County has jurisdiction over public roads on Grosse Ile. The County has set forth a simple administrative classification, denoting roads that are County primary or local roads. The following Grosse Ile roads have been classified as County primary roads: Bridge Road, from the toll bridge to Parke Lane East River Road, from Horse Mill Road south to Hickory Island Bridge Grob Road, from Meridian Road east to East River Road Grosse Ile Parkway, from the County bridge to East River Road Grosse Ile Parlcvay raap to West River Road Horse "ill Road, from West River Road east to Meridian Road Horse Mill Road, from Parke Lane east to East River Road Meridian Road, from Bridge Road south to Groh Road Parke Lane, from Bridge Road South to Horse Mill Road West River Road, from Horse Mill Road south to Groh Road County primary roads receive priority treatment in terms of maintenance and snow plowing. In addition to being classified as County primary roads, a portion of Meridian Road south of Grosse Ile Parkway, and the portion of Grosse Ile Parkway west of Meridian Roads are classified so as to be eligible for federal aid. - 68 - • �The County's classification system is useful for identifying government responsibility for each road, but is not necessarily the best system for transportation planning purposes. A functional classification sys tern would be more useful as a planning tool. The following three-tier classification system more adequately describes the functional characteristics of Grosse Ile roads: Arterial roads serve the major centers of activity, the highest traffic volume corridors, and the longest trips. Arterial roads on Grosse Ile include Grosse Ile Parkway, Meridian Road, Macomb Street, portions of East and West River Roads, and a portion of Bridge Road. Collector roads penetrate neighborhoods, distributing trips from the arterials to the local roads or to the ultimate destination. Collector roads also collect traffic from the neighborhoods and channel it to the arterial system. Collector roads on Grosse Ile include Horse Mill Road, Church Road, Ferry Road, a portion of Bellevue, portions of East and West River Roads, Groh Road, Parke Lane, Thorofare, South Pointe, and a portion of Bridge Road. Local roads primarily provide direct access to abutting land and to Movement of through traffic is usually collector and arterial roads. deliberately discouraged on local roads. Subdivision streets are a type of local road. Traffic Voluaes and Patterns Map 8 indicates the volume of traffic on Grosse Ile roads. This map is based on 24-hour, two-way traffic counts taken by the Wayne County Office of Public Services (previously the Wayne County Road Commission) in 1985 and 1986. As would be expected, the traffic counts reveal a basic orientation toward the two bridges. The Grosse Ile Parkway bridge is the primary access to and from the island; the 24-hour, two-way traffic count across this bridge was 15,564 vehicles. In comparison, the traffic count across the toll bridge at the north end of the island was 5,246 vehicles. The following reasons have been offered to explain why Grosse Ile Parkway is the favored route to and from the island: - Many residents may decline to use the toll bridge because of the cost. This reason is plausible, since the average single-family home records about five trips in and out on a typical day. If only three of these trips are off of the island, the annual cost of using the toll bridge would be over $1,600. - 69 - �rllfHION ............... , - - - - - - ~- - - OIII._. "" ·, c#,_, ' ·- ·- •- ..;·- ·- ·- ·- MIMEW , , I \ / - ... .i:::::::::,~. .c::> , I ... '' .. f-:) •.•,. --\\ ~v........_ • ~ ' -----~ ', ~J --~-- ---=-~ C : : : ----.;,..._~ -~ I ·J· - ~ ~it °"'°" I --- • c,,-- ~ ~llfl>r4 - - -----:::---.,, c._... ·--- -..... -====-·--=---====~=~ ._ , ]I L1:!L 'I ' ~--- ...,. , •.m 1 J IT1 . . .____," ,_ = -·- \ ~ ~► l . ~ • • t~: 11J· );! ~ :r!. Ir1 il~::i-:-~ ta ~ , I ..... ,... I t '----~ L -~ ; 1( · - in•• · .----·----------------------- .... =-- -~------7~ . -::._,;¢-- - , ~ - 24 HOUR TWO-WAY TRAFFIC COUNIS Map8 TRAFFIC VOLUMES 'Wayne County, Michigan MClllefPlan-1917 '-ire ...._... -·~------ ~ -••• Township of Grosse lie Wl'ANOOlll ! Ql. : ' . . ..._ --------~ - - ---- L=:: - f ~:, . /J ··- ~"'"t--,,,____~ ,.. ffi w-- Mofe Than 10,000 Vehicles S,000 to 10,000 Vehicles 3,000 to 4,999 Vehicles 2,000 to 2,999 Vehicles 1,000 to 1,999 Vehicles Current Traffic Counts Not Available GelOld wedllle and AaocicdN, lnc:OlpOIOted Urbon '1aMlng CoNullanll o.t!Oit. MIC:hiQan �It is more convenient for most residents on the island to use Grosse Ile Parkway than the toll bridge. Collector roads that intersect Grosse Ile Parkway appear to be well-maintained. Traffic flows smoothly across the Grosse Ile Parkway bridge, whereas traffic is delayed at the toll booth on the toll bridge. Finally, for most residents the travel distance to the Grosse Ile Parkway bridge appears to be less than the travel distance to the toll bridge. - Once off of the is land, the Grosse Ile Parkway route may of fer more convenient access to regional transportation corridors and other destinations. Although the distance between Grosse Ile and I-75 is roughly the same from either bridge, many drivers consider the southerly route to West Road to be faster and more convenient than Sibley Road. Further analysis of the traffic counts reveals that most traffic which uses Grosse Ile Parkway is distributed via Meridian Road, and to a lesser extent, East River Road. An even smaller amount of traffic is distributed to or from Grosse Ile Parkway by way of West River Road. Traffic counts along Meridian Road, East River Road, and West River Road in the vicinity of Grosse Ile Parkway are as follows: Meridian Road: East River Road: West River Road: 5,800 to 8,300 vehicles 2,400 to 3,600 vehicles 1,600 to 2,800 vehicles Traffic that uses the toll bridge for access appears to use Meridian Road as the primary means of access to or from Bridge Road. Consequently, traffic levels are fairly uniform along Meridian Road. Traffic counts exceed 4,000 vehicles along Meridian Road, from Bridge Road to Bellevue, then drop to about 3,600 vehicles south of Bellevue. As noted above, traffic along Meridian is heavier in the vicinity of Grosse Ile Parkway and Macomb Street. In summary, the traffic counts reveal that the most heavily travelled roads are Grosse Ile Parkway, Meridian Road, Bridge Road, and Macomb Street. Lesser amounts of traffic are carried by the arterial and collector roads that intersect with these primary access routes. Grosse Ile Parkway south of Meridian is the only road where the traffic volume approaches the design capacity. According to the Highway Capacity Manual (Highway Research Board, 1965), a typical two-lane paved road should be able to carry up to 1,400 vehicles during the peak hour of traffic, and a total of about 18,000 vehicles per day. The capacity of roads on Grosse Ile may be somewhat less than these standards, because of the number of curves, intersections, and frequent driveways that intersect the collector and arterial roads. Nevertheless, the traffic counts reveal that almost all roads on Grosse Ile carry far less traffic than indicated by their design capacity. For the purposes of comparison, nearby roads off of the island carry the following traffic volumes in a typical 24-hour period: - 71 - �No. of Vehicles Sibley Road between Allen and Grange 13,326 between Grange and Fort 14,048 between Fort and Quarry 9,232 between Quarry and Jefferson 7,631 Van Horn Road between Allen and Fort 13, 122 between Fort and Jefferson 10,854 Jefferson Avenue between Toll Bridge Road and Sibley 7,511 between Sibley and King 7,406 between King and West 8,327 between West and Van Horn 10,758 Based upon analysis of existing traffic volumes and projected population growth, a recommended future thoroughfare classification system has been set forth in Map 9. Transportation Issues Several issues or problems concerning transportation have emerged based on analysis of the data presented herein. These issues are discussed in the text which follows. 1. Road Iaproveaents. lowing transportation needs: Residents of Grosse Ile have identified the fol- - many residents would like to have gravel roads paved, and - many residents want improvements made to certain paved roads. The Township presently has a policy of paving roads only where a special assessment district has been set up to finance the improvements. Within the last three years, the County has relaxed its standards to allow asphalt paving without curbs; previously, newly paved roads had to meet subdivision standards. It is clear that paving improves the quality of travel on Township roads; in many cases, paving also improves the appearance of subdivision and local roads. In light of these benefits, the Township may want to take a more aggressive position and encourage residents to petition for special assessment districts for paving of their streets. The Township could continue its policy of paving only where a special assessment district has been set up, or it could also seek other sources of funding for a more comprehensive paving program. --- - - - - - - - - -- --- - 72 - - �r "I I ,~ I 01'0 1! I I I I ii I 1 \ I \ \ I \\ I I \ I \ I l \ I I \ •• I �r "I With regard to improving the design and condition of existing paved roads, a key constraint is the lack of adequate drainage. State Act 51 funding for roads is channelled through Wayne County. The County has a policy which does not permit use of Act 51 money for drainage projects which may be related to road improvements. Consequently, improvements to Macomb Street and other roads have been stalled because of lack of adequate drainage, and the lack of adequate funding to pay for necessary drainage improvements. It is clear that certain roads, such as Macomb Street, must be improved if the Township is to accomplish the economic development goals set forth in the master plan. The solution to the funding problem must come from the political arena. Two suggestions are set forth: - The Township could petition the new Wayne County government to change their policy regarding expenditure of Act 51 money, or the Township could take the necessary actions to become a City, whereupon it would receive the Act 51 funding directly from the state. 2. Macomb Street Plan. The previous master plan called for closure of a portion of Macomb Street, construction of a .. ring road," and creation of a commercial mall. There is presently very little support for this design concept. The business community is particularly opposed to the '"ring road" plan. Clearly, such a plan would be extremely difficult to implement, especially with so much resistance. Furthermore, it is questionable whether a plan for a retail mall is justified, based on the size of the commercial district that could be supported by the projected population of the Township. The ring road plan did have value from one perspective: It would have provided access to landlocked parcels north and south of Macomb Street. Gray Drive has apparently been platted for the entire distance between East River Road and Meridian, providing access to landlocked parcels on the north side of Macomb (although Gray Drive presently has not been constructed all the way to Meridian). The need for access to landlocked parcels south of Macomb Street still exists. One option would be to construct a secondary access road on Township-owned property from Meridian Road east to a point east of the Township Hall. 3. Excessive Traffic. The master plan identifies only one road, Manchester Road, where excessive traffic is a recurring problem. This road is used as a collector road by people travelling to or from Meridian Road, even though Manchester Road is intended to be used as a local residential street. Manchester Road is used instead of Groh Road and East River Road, which are not as quick, convenient, and in the case of Groh Road, as well maintained. - 74 - �r Excessive traffic on residential streets can be dealt with in a number of ways. First, alternate collector routes (such as Groh Road) should be bettermaintained so they can adequately serve the intended volume of traffic. Other measures involve attempts to discourage traffic from entering residential streets: Post speed limits on entry to residential streets. Construct street entrance necking to prevent entry onto a residential street from an adjoining arterial. This technique involves extension of the planting strip at one corner of the intersection, restricting street width to permit only one-way exit from the residential street. Install signs to limit residential streets to local access only. - Upgrade arterials and collector streets to carry greater traffic volumes. Provide for curved or winding residential streets in new residential developments. Manchester Road provides straight access from East River Road to Meridian. - Construct or reconstruct residential streets using narrower de-emphasize vehicular use and encourage driver caution. width to Utilize plantings in the right-of-way to visually de-emphasize the vehicular function of residential streets. Implementation of these alternatives is costly, possibly involving installation of new curbs, realignment of existing curbs, adjustment of aanhole covers, relocation of drainage inlets, signage, and landscaping. Therefore, it is imperative that any recommended set of alternatives be tested under the observation of the Township Engineer during a trial period prior to permanent installation. On weekends during the warm weather months, traffic is very heavy on East and West River Roads. This traffic is attributed to sightseerers, and would be very difficult to control without illegally restricting access on public County primary roads. The traffic tie-ups on the two bridges probably acts as a self-regulatory measure to deter even more sightseerers from entering the island. 4. Parke Lane. Currently, the Township is served by three primary north-south collector roads: Meridian road, East River Road, and West River Road. A fourth north-south collector road, Parke Lane, was designated in the previous master plan. Accordingly, the Township has required developers of property along the Parke Lane route to construct the road across their property when they develop the land. · - 75 - �r Completion of Parke Lane would be an asset to the Township's road network. The Township has two options concerning Parke Lane: - The Township can continue its existing policy, resulting in construction of Parke Lane segment-by-segment over a number of years. - The Township could seek new sources of funding to complete the road in its entirety. Public initiative may eventually be required anyway to complete certain segments where the owners have no intention of developing the land within a reasonable period of time. s. Airport and Comaerce Park Transportation. One issue concerning development of the airport commerce park which was analyzed was the desire to provide airplanes with direct access to buildings in the park. In concept, an executive would be able to fly into the Grosse Ile airport and taxi up to the front door of a business. The existing configuration of roads and airport does not facilitate such a plan. In fact, the existing configuration of roads and airport segregates the airplanes from the commerce park. A new road configuration, calling for re-routing or closing a segment of Groh Road, would be required. If Groh Road was re-routed around the north side of the commerce park to Meridian Road, then the commerce park would have unobstructed access to and from the airport. Such a modification of Groh Road would be very costly in relation to the positive effects it would have on airport development. Vehicular access to the commerce park is another important concern. Presently, primary access is via Grosse Ile Parkway and Meridian Road. Meridian Road has 120-foot right-of-way, and is scheduled for resurfacing and shoulder work by the County. This route should be able to adequately carry the traffic generated by new development in the commerce park. 6. Bridge Traffic. The ability of the two bridges to handle the traffic generated by a growing Township is an important concern. Presently, the level of traffic over the bridges is particularly problematic in the warm weather months, when the bridges open every half hour to allow boats to pass, causing extended delays for vehicles waiting to cross. Such delays create an inconvenience for passenger vehicles and deter prospective businesses from locating in the commerce park. To a limited extent, better traffic control would alleviate some of the congestion. Apparently, signalization at the intersection of Grosse Ile Parkway and West River Road would improve the flow of traffic when the bridge re-opens to allow vehicular traffic to cross. - 76 - �r In the long-term, the problem of excessive bridge traffic can be dealt with only through major modifications to the existing bridges, or construction of a third bridge. The bridge at the north end of the island possibly would carry more traffic if it were not a toll bridge. Construction of a high-rise bridge that would allow boats to pass underneath does not appear to be a viable option, because so much land would be required for the bridge approach ramp. A high-rise bridge, though, would allow uninterrupted passage of boats without having to close the bridge to vehicular traffic. Another alternative that has been suggested would involve construction of a third bridge on a causeway, extending from Groh Road across the river to Gibraltar. The river is relatively shallow in this area. This alternative would provide direct access to the commerce park. However, a causeway would prevent passage of boats into the West Channel at the south end of the island. 7. Regional Transportation Issues. Many critical transpora tion problems faced by Grosse Ile actually exist off of the island. Possibly the most important transportation issue concerns access to and from I-75. Both the north and south routes to I-75 involve heavy traffic, extended delays at traffic signals, and travel on inadequately-maintained roads. The lack of quick, convenient access to I-75 is often cited as a deterrent to development of some types of businesses in the Grosse Ile commerce park. A proposal to make major improvements to West Road, east from I-75, is being studied by the state and county. The Township should continue to monitor this proposal as it is studied, and petition for improvements that would directly benefit Grosse Ile. For example, if West Road is improved, Grosse Ile would benefit from upgrading of the Jefferson Avenue connection to West Road. 8. Public Transportation. Currently, no public transportation is provided to or from Grosse Ile. Most residents who wish to use public transportation board a SEMTA bus in Trenton. Presently, it is unclear how much demand exists on Grosse Ile for public transportation. If the lack of public transportation is a sufficiently serious concern, it should be addressed as the community continues to urbanize. 9. Alternate Modes of Transportation. Grosse Ile is one of only a few communities in southeastern Michigan that has the option of developing two additional viable modes of transportation: water and air transportation. Public commuter transportation by these modes may even be more viable than conventional ground-based public transportation. From time-to-time in the past, people have suggested various types of air and water transportation that may be viable on Grosse Ile. For example, a proposal for hydrofoil commuter transportation between Grosse Ile and downtown Detroit has been suggested. Proposals for commuter helicopter transportation are set forth in many planning documents from the past. GI095 - 77 - �r Community FacllHles Fire Station The present Grosse Ile fire station facilities were constructed in 1960 as part of a total township hall complex and no longer serve the needs of the fire department due to increased demand for emergency and fire protection services. The present facility does not have adequate space to accommodate existing and future required vehicles. Office space is very inadequate and houses several incongruous functions within a single room. Kitchen facilities are deficient and an improved lounge and training area is needed. There is a need for improved shower facilities for men and provision of shower facilities for women fire fighters. Sleeping areas are totally lacking and should be provided if fire fighters must remain at the fire station overnight during severe weather. Storage facilities are totally inadequate and there are no areas provided for conducting maintenance and repair work on fire vehicles and equipment. Adjoining parking facilities are not sufficient for fire personnel. The design and configuration of the present station also requires returning fire apparatus to back into the fire station causing potential collisions. The township of Grosse Ile is currently undergoing extensive urbanization in which many new residential units are being constructed. These residential units will place increased demands on the fire depa r tment which is already operating out of an inadequate facility. Four sites were initially considered for location of a new fire station. These sites included Macomb Road, Parkway at Meridian Road, Meridian at Lowrie, and Meridian Road between Macomb and Parkway. The first three sites were rejected because of traffic congestion or other conflicts. The site at Meridian and Lowrie also has high tension wires running through the parcel. The fourth alternative, a site located on Meridian between Macomb and Parkway, was selected for detailed consideration for a new station location because it provides adequate room for expansion and because the intersection light at Macomb and Parkway could be controlled from a central location in the fire station for emergency response. This parcel is presently owned by the township. The proposed location on Meridian Road should not cause any signficant increase in travel response time to critical locations on Grosse Ile. In fact, this site location should help reduce response time to many high value properties in the community. The following list shows the distance from the proposed site to high value developments on Grosse Ile: 1. 2. 3. 4. Industrial Park, Grosse Ile Airport Macomb Street, Business District Grosse Ile High School, Grey Drive Parke Lane School, Parke Lane/Church Road - 78 - = 1. 75 miles .2 - .75 miles • 80 miles = 2.5 miles = = �r "I 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. East River Elementary St. James Church, East River Road Presbyterian Church, Horsemill Road Baptist Church, Meridian Road St. Thomas Lutheran Church Community Center (Vacant) Sacred Heart Catholic Church Grosse Ile Yacht Club Elbamar Boat Club Ford Yacht Club Waters Edge Golf Club Grosse Ile Golf & Country Club West Shores Golf Club Meridian School 1.5 1.25 3.25 .1 = 1.60 = 2.0 = 2.5 = 4.00 = 3.75 = 3.50 = 1.25 = .25 = 1.25 = 1.0 = = = = miles miles miles mile miles miles miles miles miles miles miles miles miles miles The Grosse Ile Fire Department needs a fire station of approximately 12,000 square feet which will provide adequate office space for the fire chief and fire marshall, a conference/meeting room, a training/classroom, adequate storage facilities, a sleeping area for emergency situations that require personnel to be on all-night standby as well as to serve future paid on-call personnel. The apparatus area of the new fire station should have four front doors, allowing rescue vehicles to be back to back so they are capable of responding without interrupting the flow of fire vehicles. The apparatus areas should be 75 feet by 75 feet to allow for larger apparatus if needed. At least 50 parking spaces should be provided to meet the full requirements of the department. The proposed site on Meridian should provide adequate room for such a facility and could also provide for future expansion. However, as the community continues to grow there may be a future need for one or two branch fire stations, particularly in the area of the industrial park. All necessary utilities are available to this proposed site, including gas, water, and electricity. An engineering analysis would be required to determine sanitary and storm sewer requirements for development of the site. At the present time, the entire area between Parkway Road and Macomb Street on the east of Meridian is vacant wooded land. It would be desirable to maintain the wooded, natural image of this property as much as possible when developing a new fire station facility. This proposed site for a new fire station to serve Grosse Ile Township should be submitted to the fire insurance underwriters organization for review and evaluation before a final decision is made on the location. Through careful site planning and design, it will be possible to build the facility while preserving the open space wooded character of this land parcel. Police Headquarters The present police department facilities are over 25 years old and do not provide adequate space or facilities to meet the current or projected police - 79 - �r "I department space requirements. As Grosse Ile Township continues to urbanize, the community service requirements of the police department will increase substantially. The police department should have a modern facility which includes a dispatch area; a squad room; offices for the police chief, inspector, lieutenant, and two detectives; a juvenile office; an interrogation room; and a combination training and conference room. The facility should also have six jail cells; shower facilities; a booking area; a breathalizer room; a storage area; a property room; a weapons and equipment room; a general supplies room; an evidence room; a visitors area; and a garage for six to eight cars equipped with a wash rack, utility room, and auto parts storage area. There should also be a record bureau storage area, an exercise room, an indoor gun range, and an area for personnel to eat lunch. Such a full service police department facility could not be provided within the existing cramped space in the township hall. A new police headquarters could also be located on the proposed site for a new fire station on Meridian between Macomb and Parkway. It is estimated that a new police headquarters would require building space of approximately 9,000 square feet. Secondary access to the new police headquarters from Macomb Street could be provided with construction of a connecting road to the existing township hall driveway. Because of the centrality of this location and its excellent accessibility to major throughfares, both a new police headquarters and a fire station could serve the community very efficiently from this site. The site also has adequate room for expansion if needed in the future. Township Ball Administrative Office Facilities If the fire and police departments are relocated to new facilities, the existing area occupied by these departments could be redesigned to serve other township hall requirements. There is a need for an expanded and improved township meeting room. The existing fire department garage space could be redesigned for use as a meeting room for the township board and other township commissions. The Township Department of Public Works, the Building Department, and the Recreation Department all require additional space. These departments could be accommodated in the space vacated by police and fire functions. Department of Public Vorks Garage and Yard Grosse Ile Township needs a Department of Public Works facility. It is recommended that a DPW maintenance garage and yard be constructed on the land area directly behind the existing township hall. A detailed architectural study would be required to determine the actual building space requirements and the precise location of the facilities. Library Services Grosse Ile Township currently is provided with library services by the City - 80 - �I of Trenton Library. The Trenton Library is part of the Wayne-Oakland Library Federation. Library services provided by the Trenton Public Library to Grosse Ile residents have been of a high quality and it is recommended that this arrangement be continued in the future. The cost of building and operating a separate library facility on Grosse Ile would be very high. If the community wishes to develop library facilities on Grosse Ile in the future, it is recommended that the school system play the major role in providing such facilities. GlllS - 81 - �I Recreation INVENTORY OF EXISTING RECREATION FACILITIES AND PROGRAMS Grosse Ile Township does not have an extensively developed public recreation system. Most of the recreation facilities in the community are operated by the school system or by private recreation providers. This approach is realistic because of the limited financial resources of the township government and the premium placed on recreation land within the community. The major recreation facilities consist of public school recreation facilities and buildings, the Water's Edge Country Club, the Bird Sanctuary, and various undeveloped parks. Water's Edge Country Club The township of Grosse Ile operates a private country club for the recreation and enjoyment of the community's residents. The Water's Edge Country Club is a municipal family club with facilities for golf, boating, and swimming. It contains a swimming pool, a bar and restaurant, a driving range, and provides boating facilities. The Water's Edge Country Club is currently working on rejoining the Interlake Yachting Association so that its members can enjoy the facilities and privileges of other yacht clubs. The club is self-supporting from its own revenues which are not comingled with other township rec r eation funds. To help assure that the club will be self supporting, the township has offered resident memberships to residents of Grosse Ile and Trenton, and non-resident memberships to residents of other communities. The present facilities of the Water's Edge Country Club include a nine hole golf course, a 55 boat well marina with winter storage and haul-out facilities. It also includes an olympic size swimming pool, a club house with wet bar and snack facilities, and a pro-shop. The club house is available for catered parties and social group meetings. The club has 980 general members. Bird Sanctuary The Bird Sane tuary is a 12. 7 acre parcel of land bordered by the Thorofare Canal on the east, Horsemill Road on the south, and Thorofare Road on the west. The area is being preserved in its natural wooded state as a bird and wild life habitat. Undeveloped Parks Grosse Ile Township owns some areas which could be used for parks, but are as yet undeveloped. The township owns a former dump site which is a 12. 25 acre parcel laying between East River Road and the Elba-Mar Boat Club with frontage on a canal. There are also various road ends which are owned by the township and are literally small parcels of land on the river side of the river roads where east-west roads end. - 82 - �I RECREATION ACREAGE ON GROSSE ILE Private Acres 3.0 Grosse Ile Golf & Country Club 148.4 Water's Edge Country Club 75.0 West Shores Golf & Country Club 118. 7 12.7 Grosse Ile Yacht Club 4.0 Bird Sanctuary 9.4 Public & Semi-Public Community & Youth Center Acres Harian Park 3.5 Elba-Mar Boat Club Bertha Park 1.0 Ford Yacht Club 58.9 12.3 Hickory Island Yacht Club 0.8 Township Dump 63.6 Hickory Island Park 8.8 Schools 349.0 171. l Public and Private Total - 520.1 Acres GI078 - 83 - �I OOTDOOR RECR.F.ATION FACILITIES AT P0BLIC SCHOOLS U - Undeveloped D - Developed Activity Parke Lane Meridian Site Size (acres) 12.4 10.0 Softball Softball Baseball Baseball Basketball Football Football Track Tennis Playlot Playground East River (22.0 Middle School Senior High Totals combined) 52.3 96.7 2 2 2 7 3 D u 2 1 2 D 2 1 u 0 1 1 1 D 1 u 1 1 6 1 l 1 1 l l 3 1 1 1 6 3 3 Sacred Heart School, a parochial facility, has one developed baseball diamond, which is used for little league baseball and maintained by G.I.R,A. INDOOR RECREATION FACILITIES AT PUBLIC SCHOOLS Activity Gym Basketball Court Shower Facilities Multi-Purpose Room Kitchen Cafeteria Rest Rooms Auditorium Library Arts & Crafts Home Ee Shop Parke Lane Meridian 1 1 1 1 1 1 1 1 tt East River Middle School 2 2 1 Senior High 1 1 l 1 tt 1 1 ttSmall PTA Kitchen GI069 - 84 - 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Totals 3 5 3 3 3 2 5 1 3 2 2 2 �r Private Recreational Facilities on Grosse Ile 1. Grosse Ile Golf and Country Club Facilities: 2. 18 hole golf course Pro Shop Swimming Pool Club House Practice Range 2 Tennis Courts West Shore Golf & Country Club Facilities: 18 hole golf course Practice Range Pro Shop Waterfront area but no docks Club House 3. Grosse Ile Yacht Club Fae 111 ties: 4. 250 boat docks Club House 270 boat docks Club House Ford Yacht Club Facilities: 6. Club House Elba-Mar Boat Club Facilities: 5. 150 boat docks Hickory Island Yacht Club All must be residents of Hickory Island. Facilities: 25 boat docks GI076 - 85 - No Club House �Ill! 1111:NION -- • , ,· , / '- ___ .t:::::::::;,-, / ........--.,: · -~ ... , - ' ·..... '*--· ,· IIMIMEW ,,/ .,, . WVN()()lll ·-·-. ·,. ' -- - - ·-·-·•. ·-' ·, ~-----~---__ . \.d i: \ on.o., -.A..-__ - - -- - ~ -- = - --:::::::-,, C...._.t. -==-=~~ ~ ~ - I: ,::,,,-- \ - ,~ ·-- , ,. ..... , ~/ . . -- r:-~----=s ~ <Eiilii: > >-::»,,- - ..-1!!!"- --- - - 5·---- - ~ ~ ----- ---°""°" --------------------:~i----------- 11111111 I. 2. ). 4. 5. 6. 7. 8. 9. 10 . II. 12 . 13. Map10 14 . 15. 16. 17. 18. EXISTING RECREATION FACILITIES Township of Grosse lie Wayne~ Michigan Masa.Plan-1917 .... ~ ._ .... ~--- - ffi Ford Yacht Club Hickory laland Park Hickory Island Yacht Club Grosae Ile Yacht Club Township Du ■ p Elba-Kar Boat Club Nerldlan School Water's Edge Country Club Grosse lie Gulf & Country Club West Shores Golf & Country Club Senior Hlxh School Nlddle School East River School Parke Lane School Bird Sanctuary Narlon Park Bertha Park co-unity & Youth Center Gelold Luedtke and APociatN, lncofpolae.d IMbonPlanning~ DetlOi1, Michigan �GOALS FOR THE GROSSE ILE RECREATION COMPONENT 1. Recreation facilities and services should meet the needs of all components of the Grosse Ile population including preschool and elementary school children, teenagers, adults, the elderly, and the handicapped. 2. Recreation facilities and programs should be based on the preferences of Grosse Ile Township residents as reflected in the recently completed recreation opinion survey. 3. Recreation facilities should reflect the unique island geography of Grosse Ile Township and its extensive exposure to the waterfront. 4. Recreation facilities on Grosse Ile should be designed so that they not only provide recreation opportunities, but also contribute to the aesthetic quality and ecological balance of the township. 5. Development of future recreation based on a sound fiscal policy. 6. There should be full exploration of privatization of recreation facilities. Privatization involves a private company developing or opera ting recreation facilities on public recreation land or private recreation land for a profit. 7. Grosse Ile Township should explore innovative funding approaches such as a recreation gifts catalog, adopt-a-park, friends of the park, park trust funds, user fees and other approaches. 8. The township should encourage improved design of recreation facilities and equipment to reduce ongoing maintenance costs. 9. The effective hours of usage of major recreation facilities should be extended where possible through installation of lighting facilities. 10. The township should acquire and reserve, in advance, those land and water areas which are needed to meet both existing and future recreation needs of the residents. 11. The township should establish an active recreation commission which can plan and operate recreation facilities and services. 12. Grosse Ile Township should cooperate with surrounding downriver communities in the mutual sharing and programming of recreation facilities in order to avoid duplication and unnecessary expense. 13. Both the township government and the Grosse Ile school system should work cooperatively in the planning and programming of recreation facilities for the total benefit of community residents. facilities GI075 - 87 - and programs should be �BASIS FOR THE ua.r.ATIOH ACTION PROGRAM During preparation of the master plan, a detailed survey of recreation needs and opinions was completed. Response to the survey of recreation services revealed that, in general, residents perceive the need for improvement to recreation facilities and services offered in Grosse Ile Township. The survey indicated that respondents would be supportive of a broad range of recreation and leisure programs, even though the respondents or their families may not necessarily use the programs. Support for the programs was found to be related to income and age of the household members. Respondents to the survey indicated the need for certain outdoor recreation facilities, particularly facilities that would provide family or individual pleasure, rather than facilities for group activities. Respondents expressed less of a need for indoor recreation facilities, although there appears to be strong support for an indoor pool and senior citizen center. The survey revealed that most households possess an assortment of recreation equipment, indicating a broad range of leisure-time pursuits. In the absence of public recreation facilities on the island, the survey revealed that many residents pursue their leisure-time interests at nearby regional park facilities, recreation facilities operated by neighboring communities, or at private recreation facilities. Respondents to the survey suggested fifty specific improvements to recreation facilities which they would like to see implemented. The most frequently cited improvement was construction of a indoor swimming pool. Many other suggested improvements focused on maintenance, improvement, and increased usage of existing recreation facilities. Respondents also cited the need for programs for children and teens. Respondents to the survey of recreation services were interviewed by telephone during February and March of 1987. The 350 respondents were selected at random from a complete list of households compiled by the Township. A random sample of 350 respondents assures a margin of error of 5 percent, with a 95 percent confidence interval. Consequently, the survey results are considered reliable measures of residents attitudes concerning a broad range of recreation issues. Evaluation of Existing Recreation Facilities and Services Respondents to the survey were first asked to rate a list of sixteen recreation facilities and services as either Superior, Adequate, or Inadequate. In general, the highest-rated facilities and services are oriented toward adults. Based on the ratings, it appears that recreation facilities for teens and children are not as well developed. The ratings also indicate that outdoor - 88 - �recreation land and public waterfront access are perceived as being inadequate. As indicated in Table 6, only five facilities and services were rated Superior or Adequate by a majority of respondents. These include the Water's Edge golf course and marina; maintenance of ballfields, basketball courts, and similar athletic facilities; recreation facilities for adults; recreation and leisure-time programs for adults; and, music, visual arts, and cultural facilities and programs. Generally, these facilities and services would appeal most to adults, except for ballfields, basketball courts, and athletic facilities, which would also appeal to younger age groups. Recreation facilities and leisure-time programs for teens and public access to the waterfront were rated inadequate by a majority of the respondents. Between forty and fifty percent of the respondents rated the following facilities and services as inadquate: the amount of developed outdoor recreation land; recreation facilities and leisure-time programs for children; recreation and leisure-time programs in general; and, recreation facilities for the handicapped. These ratings reveal that overall improvement to recreation facilities and services is needed, but particular attention should be focused on waterfront access and the leisure-time needs of children, teens, and the handicapped. The response to question 1 revealed that many residents lack knowledge about recreation facilities and programs for two groups, the handicapped and elderly. However, a majority of those who rated recreation facilities and leisure-time activities for the handicapped and the elderly rated them as inadequate. Among all households, those teens exhibited the greatest amount of dissatisfaction with facilities and services (see Table 7). Almost three-quarters of all which contain teens ranked facilities and leisure-time services for inadequate. A majority of households containing teens ranked an seven facilities or services as inadequate. Iapact of Age on ltespondenta • Opinions. containing recreation households teens as additional Households containing young children (up to 12 years of age) households with members between the ages of 40 and 59 also exhibited a level of dissatisfaction with many recreation facilities and services. lowest level of dissatisfaction with recreation facilities and services exhibited by households with members who are over 60 years of age. and high The was Impact of lncoae on ltespondents' Opinions. Households with an annual income of between $70,000 and $99,999 revealed the highest level of dissatisfaction with recreation facilities and services (see Table 8). Between seventy and eighty percent of all households in this income category consider recreation facilities and services for teens as inadequate. A high proportion of households in this income category also consider the amount of outdoor recreation land, recreation facilities and programs for children, and recreation - 89 - �TABLE 6 EVALUATION OF UISTING ll!CIU'.ATION FACILITIES AND SERVICES Superior Adequate Inadequate No Answer The amount Recreation Recreation Recreation Recreation of developed outdoor recreation land and leisure-time programs in general facilities for children and leisure-time programs for children facilities for teens 5.1% 3.1 2.9 2.0 1.7 36.3% 38.0 26.6 28.0 16.0 49.7% 45.7 49.4 43.4 57.7 8.9% 13.1 21.l 26.6 24.6 Recreation Recreation Recreation Recreation Recreation elderly and leisure-time programs for teens facilities for adults and leisure-time programs for adults facilities for the elderly and leisure-time programs for the 1.1 4.9 2.9 2.3 17.7 48.0 46.9 21.7 52.0 34.9 34.6 37.7 29.1 12.3 15.7 38.3 3 .1 24.0 31.4 41.4 0.9 6.9 40.6 51.7 0.6 6.6 38.9 54.0 12.3 41.4 34.0 12.3 19.1 59.4 8.6 12.9 10.3 51.7 23.4 5.4 29.4 14.6 53.7 Recreation facilities for the handicapped Recreation and leisure-tiae programs for the handicapped Music, visual arts, and cultural facilities and programs The Township-owned golf course and marina (Water's Edge Golf Club) Maintenance of ballfields, basketball courts, and similar athletic facilities Public access to the waterfront Baaed ou questioe 1 of the Survey of ~ec.reatioo Serri.ces 9 which reads u follows: First, I would like you to rate existing recreation services on Grosse Ile. I am going to read to you a list facilities and services. As I read each one, please tell it should be rated SUPERIOR, ADEQUATE, or INADEQUATE. all leisure-time services now being provided. - 90 - facilities and of leisure-time me if you think Please consider 11.4 �TABLE 7 EVALUATION OF EXISTING RECREATION FACILITIES AND SERVICES BASED ON AGE OOKPOSITION OF HOUSFJIOLDS Ase Catesor;t: ....ID Up_ to 12 13-19 20-29 30-39 40-59 60 or Older The amount Recreation Recreation Recreation Recreation of developed outdoor recreation land and leisure-time programs in general facilities for children and leisure-time programs for children facilities for teens 56. U: 56.1 62.6 56.1 61.7 56.8% 58.6 62.2 55.9 74.8 49.4% 44.3 50.6 43.0 63.3 53.7% 50.0 55.6 47.2 54.6 51.7% 46.4 48.3 44.5 63.6 42.2% 36.7 43.3 34.4 52.2 Recreation Recreation Recreation Recreation and leisure-time programs for teens facilities for adults and leisure-time programs for adults facilities for the elderly 55.1 35.5 39.3 33.6 74.8 36.9 40.5 44.1 59.5 34.2 29.1 44.3 48.1 32.4 35.2 34.3 58.4 38.3 39.2 41.1 37.8 35.6 28.9 31.1 28.0 39.3 36.9 55.0 32.9 36.7 25.9 38.0 34.9 43.1 25.6 40.0 39.3 52.3 34.2 37.0 42.1 36.7 42.1 40.5 36.7 32.4 35.9 25.6 10.3 12.6 6.3 8.3 9.6 5.6 22.4 51.4 9.8 60.4 15.2 50.6 19.4 51.9 13.4 57.9 8.9 47.8 Recreation and leisure-time programs for the elderly Recreation facilities for the handicapped Recreation and leisure-time programs for the handicapped Music, visual arts, and cultural facilities and programs The Township-owned golf course and marina (Water's Edge Golf Club) Maintenance of ballfields, basketball courts, and similar athletic facilities Public access to the waterfront 'Ibis table indicates the percentage of houaebolda containing aeabers in the age categories listed which indicated that existing recreation facilities and services are ioadeq-te. �TABLE 8 EVALUATION OF EXISTING RECB.EATION FACILITIES AND SERVICES BASFJ> OM AMNUAL !NOONE OF uoosmoLDS than $30,000 Less The amount Recreation Recreation Recreation Recreation '-D N Recreation Recreation Recreation Recreation of developed outdoor recreation land and leisure-time programs in general facilities for children and leisure-time programs for children facilities for teens and leisure-time programs for teens facilities for adults and leisure-time programs for adults facilities for the elderly Recreation and leisure-time programs for the elderly Recreation facilities for the handicapped Recreation and leisure-time programs for the handicapped Music, visual arts, and cultural facilities and programs The Township-owned golf course and marina (Water's Edge Golf Club) Maintenance of ballfields, basketball courts, and similar athletic facilities Public access to the waterfront Annual Income $50,000$30,000$69,999 $49,999 $70,000$99,999 $100,000 or Hore 38.9% 38.9 44.4 38.9 50.0 51.0¾ 46.9 53.1 44.9 71.4 63.2% 60.5 61.8 55.3 60.5 66.7% 58.3 69.4 63.9 77 .8 47.1% 44.l 47.1 44 .1 58.8 44.4 44.4 44.4 44.4 59.2 38.8 38.8 36.7 57.9 36.8 38.2 40.8 72. 2 44.4 55.6 55.6 50.0 26.5 23.5 38.2 38.9 44.4 34.7 49.0 32.9 51.3 44.4 52.8 26.5 38.2 44.4 46.9 47.4 52.8 38.2 27.8 34.7 43.4 44.4 38.2 o.o 4 .1 13.2 19.4 5.9 22.2 50.0 12.2 67.3 17.1 56.6 16.7 69.4 11.8 47.1 This table indlcatetl the percentage of bouaebolda in each incoae category which indicates that exlatlag recreation facllltlea and services are inadequate. �facilities and programs in general as inadequate. A high proportion of households with an annual income of between $50,000 and $69,999 also consider many recreation facilities and programs as inadequate. In particular, this income category appears to be most dissatisfied with facilities and programs for children, the amount of developed outdoor recreation land, and facilities and programs in general. Households with an annual income of more than $99,999 generally are most satisfied with the adequacy of existing recreation facilities and services. Households in this income category are best able to purchase their own recreation facilities or use private recreation facilities and services in the area. Support for Recreation and Leisure Prograa.s The second question of the survey asked respondents to indicate whether they would support 32 recreation and leisure programs on Grosse Ile. The response to this question gives an indication of the types of programs where Township involvement is considered appropriate by residents. Response to the second question revealed widespread support for a broad range of programs (see Table 9). Apparently, residents have a desire to address some of the deficiencies identified in the first survey question. Over seventy percent of the respondents indicated they would support the following programs: programs for the elderly, continuing education programs, supervised teen dances, baseball leagues, swimming lessons, exercise programs, and supervised playground activities. Between sixty and seventy percent of the respondents indicated they would support an additional thirteen programs, including: football leagues, soccer leagues, basketball leagues, tennis lessons, cross-country skiing lessons, lee skating lessons, golf lessons, sailing and boating lessons, summer day camps, visual and performing arts programs, hobby crafts, personal computer instruction, and off-island community outings and travel programs. The proportion of respondents who indicated they would not support five of the programs exceeded the proportion who would support the programs. These five programs are: bowling leagues, community chorus, cards and board games, self-defense instruction, and dog obedience classes. Iapact of Age of Respondents• Opinions. Households with young children (up to 12 years of age) and with members between the ages of 30 and 39 exhibited the highest level of support for almost all recreation and leisure programs (see Table 10). The only exception to this general pattern involved programs that have little appeal for children, such as community chorus, community youth band, visual and performing arts, programs for the elderly, self-defense, and dog obedience programs. - 93 - �TABLE 9 SUPPORT FOR RECREATION AND LEISURE PROGRAMS Yes Baseball leagues Football leagues Soccer leagues Basketball leagues Tennis lessons Horseback riding Cross-country skiing lessons Ice skating lessons Dance lessons Golf lessons Sailing and boating lessons Canoe rental Bowling leagues Supervised playground activities Summer day camp After-school activities for children A drop-off child care center Supervised teen dances Swimming lessons Exercise programs Community chorus Community youth band Visual and performing arts programs Gardening Cards and board games Hobby crafts Programs for the elderly Continuing education programs Personal computer instruction Self-defense instruction Dog obedience classes Off-island community outings and travel programs No No Answer 73.4% 63.4 67.7 69.1 68.0 26.6% 36.6 31. 7 30.6 32.0 0.0% 50.6 68.9 64.9 57.7 63.1 49.l 31.l 35.1 42.3 36.9 0.3 65.4 56.3 44.6 71.4 62.9 34.6 43.4 55.4 28.0 36.6 70.3 57.4 74.0 72.9 71.7 28.6 40.3 25.4 .27 .1 28.3 1.1 2.3 0.6 47.7 52.3 65.7 53.7 45.4 52.0 47.7 34.3 46.0 54.6 0.3 62.6 75.7 74.6 62.0 49.4 37.1 23.1 25.4 37.7 50.3 0.3 1.1 42.9 60.6 56.9 38.9 0.3 0.6 o.o 0.6 0.3 o.o o.o o.o o.o o.o o.o 0.3 o.o 0.6 0.6 o.o o.o o.o o.o 0.3 o.o o.o 0.3 0.3 Based on question 2 of the Survey of Recreation Services, which re.ads as follows: Now I am going to read to you a list of recreation and leisure programs. As I read each program, please tell me if you would support a program of this type on Grosse Ile. Please respond by answering YES or NO. - 94 - �TABLE 10 SUPPORT FOR R.ECRF.ATION AND LEISURE PROGRAMS BASE> ON AGE OOKPOSITION OF HOOSP'JIOLDS Age Categorr -13-19 20-29 30-39 40-59 60 or Older 93.5% 83.2 89.7 86.9 86.0 84.77. 79.3 83.8 82.9 84.7 77 .2% 67.1 68.4 70.9 72.2 90.7i. 77 .8 86.l 83.3 81.5 73.7i. 64 .1 70.8 69.9 70.3 58.9% 47.8 47.8 53.3 45.6 67.3 83.2 85.0 69.2 78.5 62.2 80.2 77.5 64.9 78.4 53.2 73.4 65.8 64.6 64.6 65.7 84.3 81.5 73.1 75.0 50.2 71.3 65.1 55.0 64.6 33.3 46.7 48.9 51.l 47.8 84 .1 68.7 55.1 89.7 81.3 76.6 64.0 48.6 79.3 72. l 68.4 57.0 48.1 72.2 68.4 82.4 71.3 54.6 84.3 74.l 63.6 58.9 40.2 71.8 64.1 50.0 40.0 42.2 57.8 47.8 86.9 71.0 89.7 95.3 86.9 82.9 61.3 86.5 86.5 83.8 69.6 58.2 79.7 72.2 77. 2 83.3 73.1 90.7 89.8 86.1 72 .2 55.5 75.1 71.8 71.8 54.4 46.7 58.9 56.7 54.4 Up to 12 Baseball leagues Football leagues Soccer leagues Basketball leagues Tennis lessons \0 V, Horseback riding Cross-country skiing lessons Ice skating lessons Dance lessons Golf lessons Sailing and boating lessons Canoe rental Bowling leagues Supervised playground activities Summer day camps After-school activities for children A drop-off child care center Supervised teen dances Swimming lessons Exercise programs - Continued - �TABLE 10 (Continued) Age Categori \0 (7\ Up_ to 12 13-19 20-29 30-39 40-59 60 or Older Community chorus Community youth band Visual and performing arts program Gardening Cards and board games 51.4 59.8 76.6 60.7 52.3 55.9 65.8 78.4 59.5 50.5 53.2 55.7 72.2 53.2 51.9 56.5 63.0 78.7 62.0 55.6 50.2 54 .1 69.4 54 .1 45.0 41.1 40.0 45.6 44.4 37.8 Hobby crafts Programs for the elderly Continuing education programs Personal computer instruction Self-defense instruction 70.1 82.2 87.9 73.8 59.8 65.8 84.7 80.2 73.9 61.3 70.9 78.5 70.9 64.6 51.9 73.1 86.1 88.9 70.4 62.0 65.1 78.0 75.6 62.7 46.4 50.0 62.2 60.0 48.9 40.0 Dog obedience classes Off-island community outings and travel programs 46.7 49.5 49.4 50.0 43.5 30.0 72.0 71.2 60.8 73.1 61.7 42.2 'nils table indicates the percentage of households containing ■eabers in the age categories listed which indicated they would support the recreation and leisure prograas listed. �Over ninety percent of the households with children indicated they would support swimming lessons and baseball leagues. Over eighty percent of the households with children indicated the would support football leagues, soccer leagues, basketball leagues, tennis lessons, cross-country skiing lessons, ice skating lessons, sailing and boating lessons, supervised playground activities, summer day camps, supervised teen dances, exercise programs, and continuing education programs. A similar level of support for these programs was e,pressed by households with members in the 30 to 39 year age category. These data clearly indicate that families with children are a strong base of support for a broad range of recreation programs. Households with members 60 years of age or older consistently expressed the lowest level of support for almost all recreation programs. The proportion of these households that indicated they would support recreation programs ranged from 30 percent in support of dog obedience classes to a high of 62.2 percent in support of programs for the elderly. lapact of Incoae on Respondents' Opinions. Households with an income of between $70,000 and $99,999 generally expressed the highest level of support for recreation and leisure programs (see Table 11). In this income category, the proportion of households in support exceeded ninety percent for the following programs: baseball leagues, tennis lessons, supervised playground activities, summer day camps, after-school ac ti vi ties for children, exercise programs, and visual and performing arts programs. Between eighty and ninety percent of the households in this category expressed support for another eleven recreation programs. Households with an annual income of less than $30,000 generally expressed the lowest level of support for most recreation programs. The proportion of these households in support of recreation programs ranged from a low of 38. 9 percent in support of dance lessons and golf lessons, to a high of 77.8 percent in favor of continuing education programs. The low level of support exhibited by this income group may be due to the fact that most respondents are sixty years of age or older, as noted in the discussion on demographics toward the end of this report. The survey revealed extreme disparities in the level of support expressed by different income groups with regards to certain recreation programs. For example, 91.7 percent of the households in the $70,000-$99,999 income category expressed support for supervised playground activities and summer day camps. Among other income categories, the level of support did not exceed 77.6 percent for supervised playground activities, and 65.8 percent for summer day camps. Similar disparities were noted in the level of the support for canoe rental, exercise programs, dance lessons, golf lessons, after-school activities for children, and visual and performing arts center. - 97 - �TABLE 11 SUPPORT POR. RECREATION AND LEISURE PROGRAMS BASm ON ANNUAL INCOME OP HOUSfllOLDS Less than $30,000 \D c:, Annual Income $50,000$30,000$69,999 $49,999 $70,000$99,999 $100,000 or More 55.6% 44.4 55.6 55.6 44.4 75.5% 57.1 69.4 67.3 71.4 86.8% 71.1 80.3 78.9 82.9 91.7% 80.6 83.3 86.1 91.7 85.3% 73.5 76.5 76.5 82.4 44.4 50.0 55.6 38.9 38.9 57.1 77.6 75.5 61.2 65.3 59.2 77.6 69.7 60.5 68.4 77.8 86.1 83.3 75.0 83.3 58.8 73.5 79.4 58.8 70.6 50.0 50.0 55.6 66.7 55.6 71.4 55.1 46.9 77 .6 65.3 68.4 68.4 43.4 75.0 65.8 80.6 Sailing and boating lessons Canoe rental Bowling leagues Supervised playground activities Summer day camps 61.l 91.7 91.7 76.5 52.9 41.2 73.5 64.7 After-school activities for children A drop-off child care center Supervised teen dances Swimming lessons Exercise programs 72 .2 66.7 61.l 61.1 55.6 69.4 61.2 77.6 73.5 73.5 75.0 57.9 86.8 89.5 77.6 94.4 77.8 88.9 80.6 91.7 82.4 73.5 76.5 85.3 76.5 Baseball leagues Football leagues Soccer leagues Basketball leagues Tennis lessons Horseback riding Cross-country skiing lessons Ice skating lessons Dance lessons Golf lessons - Continued - 80.6 �TABLE 11 {Continued) Less than $30,000 Community chorus Community youth band Visual and performing arts programs Gardening Cards and board games 1.0 1.0 Hobby crafts Programs for the elderly Continuing education programs Personal computer instruction Self-defense instruction Dog obedience classes Off-island community outings and travel programs Annual Income $50,000$30,000$69,999 $49,999 $70,000$99,999 $100,000 or More 44.4 44.4 55.6 61.1 50.0 44.9 59.2 63.3 53.1 40.8 56.6 61.8 80.3 56.6 52.6 58.3 69.4 91.7 58.3 58.3 50.0 55.9 76.5 61.8 44.1 61.l 72.2 77 .8 66.7 50.0 67.3 81.6 75.5 61.2 46.9 72.4 88.2 82.9 73.7 55.3 77 .8 88.9 83.3 69.4 52.8 50.0 73.5 88.2 70.6 50.0 55.6 38.8 40.8 52.8 44 .1 61.l 65.3 72.4 77 .8 64.7 This table indicate• the percentage of household• in each incoae category vbicb indicated they vould support the recreation and leisure prograaa listed. �Use of Recreation and Leisure Prograas The third question of the survey asked respondents to indicate whether they or members of their families would actually use the 32 recreation and leisure programs listed in the second question. The expected level of use is not the only measure of need, nor should it be the only criterion used to determine whether a program should be implemented. Nevertheless, the response to this question indicates which programs would get the most use if implemented by the Township. Comparison of the responses to the second and third questions reveals that the strong support exhibited for a variety of recreation programs reflects the altruistic character of many residents: they are willing to support programs for the well-being of all residents, even though they or members of their family may not use the programs. For example, the level of support for supervised playground activities was 71.4 percent, but only 28.6 percent of the respondents indicated that members of their family would participate in the playground activities ( see Table 12). 72. 9 percent indicated support for swimming lessons, but only 44.3 percent of the respondents indicated that members of their household would enroll in the swimming lessons. The level of support exceeded the expected level of use of all recreation and leisure programs. It appears that continuing education programs and exercise programs would experience the highest level of use if implemented. Over sixty percent of the respondents indicated that members of their household would use these programs. Between fifty and sixty percent indicated that members of their household would participate in tennis lessons and cross-country skiing lessons. Between forty and fifty percent of the respondents indicated that members of their household would use the following programs: golf lessons, sailing and boating lessons, canoe rental, swimming lessons, visual and performing arts programs, hobby crafts, and personal computer instruction. Programs that would experience the lowest level of use include: a drop-off child care center, dog obedience classes, community youth band, football leagues, community chorus, summer day camps, and cards and board games. Less than 25 percent of the respondents indicated that members of their household would use these programs. Iaage of Age on Repondenta' Opinions. Housholds with young children ( up to 12 years of age) and with members between the ages of 30 and 39 would get the most use out of many recreation and leisure programs under consideration (see Table 13). Over seventy percent of the households with young children indicated they would use the following programs: swimming lessons, baseball leagues, soccer leagues, supervised playground activities, tennis lessons, ice ska ting lessons, after-school activities for children, and cross-country skiing lessons. - 100 - �TABLE 12 USE OF R.£CllEATION AND LEISURE PROGRAMS Yes Baseball leagues Football leagues Soccer leagues Basketball leagues Tennis lessons Horseback riding Cross-country skiing lessons Ice skating lessons Dance lessons Golf lessons Sailing and boating lessons Canoe rental Bowling leagues Supervised playground activities Summer day camp After-school activities for children A drop-off child care center Supervised teen dances Swimming lessons Exercise programs 35.4% 20.9 30.6 28.6 51.l 64.6% 79.1 69.l 71.4 48.6 36.3 54.9 38.6 38.3 49.7 63.7 45.l 61.4 61.7 45.7 42.3 30.3 28.6 24.6 54.3 57.7 69.4 71.4 75.l 27.4 14.9 36.9 44.3 62.6 84.6 63.1 55.7 37.l 23.7 Community chorus Community youth band Visual and performing arts programs Gardening Cards and board games 18.9 47.4 36.0 25.1 Dog obedience classes Off-island community outings and travel programs so.o 72.3 76.3 81.l 52.3 64.0 74.9 25.1 51.4 73.4 35.4 50.9 74.6 17.1 49.7 82.9 50.0 48.3 26.6 64.0 49.1 Hobby crafts Programs for the elderly Continuing education programs Personal computer instruction Self-defense instruction No No Answer 0.0% o.o 0.3 o.o 0.3 o.o o.o o.o o.o 0.3 o.o o.o 0.3 o.o 0.3 0.3 0.6 o.o o.o 0.3 o.o o.o 0.3 o.o o.o 0.3 o.o 0.6 o.o 0.3 o.o o.3 Based on question 3 of the Survey of Recreation Services, which reads as follows: I am going to read through the same list of recreation and leisure programs. This time as I read each program please tell me whether you or members of your household would use the program. Please respond by answering YES or NO. - 101 - �TABLE 13 USE 01' UCR.UTIOM AND LEISURE PROGllAMS BASED OH AGE (X)tlP()SITIOH OF "11IE uoosmoLDS Age Categori ....0 N Horseback riding Cross-country skiing lessons Ice skating lessons Dance lessons Golf lessons Sailing and boating lessons Canoe rental Bowling leagues Supervised playground activities Summer day camps After-school activities for children A drop-off child care center Supervised teen dances Swimming lessons Exercise programs 38.0 61. l 49.1 64.8 33.5% 19 .1 26.8 27.8 56.9 8.9% 5.6 7.8 6.7 18.9 41.8 57.0 38.0 39.2 55.7 53.7 62.0 63.0 49.1 57.4 38.3 60.3 37.8 38.3 56.0 11. l 33.3 17.8 24.4 28.9 66.7 57.7 36.0 34.2 26.1 41.8 41.8 35.4 19.0 20.3 61.l 52.8 33.3 61.l 51.9 48.3 46.9 30.1 21.5 17.7 20.0 20.0 25.6 7.8 6.7 36.9 13.5 73.0 53.2 74.8 20.3 15.2 22.8 35.4 67.1 52.8 28. 7 57.4 73.1 68.5 23.9 12.4 4.4 4.4 10.0 22.2 43.3 13-19 20-29 78.57. 52.3 77.6 64.5 75.7 54. 1i. 39.6 45.9 49.5 71.2 29 .1% 15.2 19.0 22.8 58.2 55.1 72.0 73.8 56.1 64.5 60.4 64.9 53.2 45.9 61.3 69.2 56 .1 41.1 76.6 69.2 72.0 41.1 67.3 84 .1 71.0 Up to 12 Baseball leagues Football leagues Soccer leagues Basketball leagues Tennis lessons 40-59 60 or Older - Continued - -30-39 64.8% 38.8 39.7 66.5 �TABLE 13 (Continued) Age Categor:t: Community chorus Community youth band Visual and performing arts program Gardening Cards and board games Hobby crafts Programs for the elderly Continuing education programs Personal computer instruction Self-defense instruction 0 w Dog obedience classes Off-island community outings and travel programs Up to 12 13-19 20-29 30-39 40-59 60 or Older 21.5 39.3 61.7 38.3 29.0 31.5 33.3 64.0 38.7 24.3 35.4 15.2 50.6 41.8 31.6 24.1 31. 5 56.5 31.5 26.9 28.7 20.6 53.6 40.2 25.4 16.7 5.6 31.1 26.7 25.6 55.1 15.0 69.2 60.7 39.3 58.6 16.2 72.1 64.9 37.8 58.2 26.6 60.8 58.2 21.5 49.1 16.7 66.7 53.7 36 .1 52.6 23.4 69.4 55.0 24.9 34.4 54.4 47.8 28.9 14.4 20.6 18.0 22.8 22.2 20 .1 10.0 57.9 55.0 50.6 58.3 49.8 43.3 I This table indicate• the percentage of household• containing aeabera in the age cat:egoriea liated which indicated they would use the recreation and leisure prograaa liated. �As expected, adult-oriented programs, such as community chorus, visual and performing arts activities, gardening, cards and board games, dog obedience classes, and off-island outings and travel programs would be used most by older age groups. In general, households composed of members over the age of 60 would use recreation and leisure programs the least. However, there are four programs which over forty percent of these households indicated they would use: programs for the elderly, continuing education programs, exercise programs, and off-island community outings and travel programs. Impact of Income on Respondents' Opinions. Households with an income of between $70,000 and $99,999 would generally get the most use from the recreation and leisure programs being considered (see Table 14). Over seventy percent of the households in this income category would use the following programs: tennis lessons, cross-country skiing lessons, exercise programs, visual and performing arts programs, and continuing education programs. Households with an annual income of between $50,000 and $99,999 also revealed they use many recreation and leisure programs. Households in this income category seem most interested in continuing education programs, exercise programs, tennis lessons, cross-country skiing lessons, visual and performing arts programs, and off-island community outings and travel programs. In general, recreation and leisure programs would be used least by those households with an annual income of less than $30,000. However, over fifty percent of these households indicated they would use the following programs: continuing education programs, off-island community outings and travel programs, programs for the elderly, and hobby crafts. In general, the same income groups which expressed support for specific recreation programs also would get the most use from the programs. This finding is important because it indicates that the lack of support expressed by the lowest income groups may be related to factors other than affordability, such as age of the lowest income group. If affordability was the only factor being considered, then it would have been expected that the lower income groups would express a low level of support but higher level of use of recreation programs. Needed Outdoor Recreation Facilities Respondents to the survey were asked if they thought seventeen new or additional outdoor recreation facilities are needed on Grosse Ile (see Table 15). A majority of respondents indicated the need for six outdoor facilities: bicycle paths, a jogging and exercise trail, hiking and cross-country ski trails, picnic areas, an ice rink, and a public outdoor swimming pool. In general, the survey revealed respondents' desire for additional recreation opportunities for family or individual pleasure, rather than for group - 104 - �TABLE 14 USE OF RECREATION AND LEISURE PROGRAMS BASm ON ANNUAL INootlE OF HOUSFJIOLDS ..... Annual Income $50,000$69,999 $70,000$99,999 $100,000 or Hore 50.0% 27.6 44.7 42.1 63.2 41.7% 27.8 41. 7 36.1 75.0 47 .1% 29.4 32.4 41.2 64.7 38.8 63.3 42.9 36.7 46.9 48.7 61.8 40.8 47.4 53.9 55.6 72.2 52.8 50.0 58.3 41.2 61.8 50.0 41.2 55.9 27.8 27.8 33.3 11.1 11.1 46.9 42.9 38.9 30.6 30.6 56.6 50.0 23.7 43.4 30.3 63.9 69.4 44.4 38.9 41.7 50.0 41.2 26.5 32.4 29.4 11.1 5.6 11.1 27.8 33.3 26.5 18.4 30.6 57.1 65.3 42.1 23.7 56.6 59.2 68.4 38.9 25.0 52.8 47.2 80.6 35.3 17.6 35.3 41.2 76.5 Less than $30,000 $30,000$49,999 Baseball leagues Football leagues Soccer leagues Basketball leagues Tennis lessons 5.6% 5.6 16.7 5.6 11.1 44.9% 22.4 32.7 24.5 38.8 Horseback riding Cross-country skiing lessons Ice skating lessons Dance lessons Golf lessons 16.7 27.8 27.8 16.7 11.1 Sailing and boating lessons Canoe rental Bowling leagues Supervised playground activities Summer day camps After-school activities for children A drop-off child care center Supervised teen dances Swimming lessons Exercise programs 0 V, - Continued - �TABLE 14 (Continued) .... 0 (3\ Annual Income $50,00016~_999_ $70,000j99,999 $100,000 or More 36.8 31.6 64.5 40.8 23.7 33.3 22.2 80.6 41. 7 33.3 20.6 20.6 38.2 23.5 17.6 59.2 28.6 63.3 51.0 30.6 53.9 21.l 69.7 53.9 34.2 58.3 30.6 75.0 61.l 22.2 44.1 11.8 67.6 58.8 17.6 16.7 16.3 15.8 22.2 14.7 61.1 57.1 60.5 63.9 35.3 Less than $30 1 _Q90_ $30,000$49_1_999 Community chorus Community youth band Visual and performing arts programs Gardening Cards and board games 22.2 5.6 33.3 38.9 33.3 14.3 14.3 42.9 44.9 30.6 Hobby crafts Programs for the elderly Continuing education programs Personal computer instruction Self-defense instruction 50.0 55.6 66.7 33.3 22.2 Dog obedience classes Off-island community outings and travel programs This table indicate■ the percentage of households in each inco■e category which indicated they would uae the recreation and leisure prograas listed. �TABLE 15 NEEDED OUTDOOR RECREATION FACILITIES Yes Ballfields Soccer fields Tennis courts Racquetball courts A public outdooor swimming pool Playgrounds Football facilities Picnic areas An ice rink A jogging and exercise trail Hiking and cross-country ski trails Bicycle paths Botanical gardens Nature center Bridle trails facilities Public boat launching marina facilities Public No No Answer 24.3% 36.0 35.l 34.3 52.0 57.4% 42.9 54.6 48.9 44.6 18.3% 21.l 10,3 16.9 3.4 47.4 17.7 57.7 53.7 64.3 44.6 71.l 38.9 42.0 32.3 8.0 11.l 3.4 4.3 3.4 60.0 75.7 34.3 41.7 35.7 22.3 61.l 53.7 4.3 2.0 4.6 4.6 46.6 46.6 38.6 48.0 48.6 55.7 6.0 4.9 5.7 Based on question 4 of the Survey of Recreation Services, which reads as follows: Now I am going to read to you a list of outdoor recreation facilities. Please tell me if you think new or additional facilities of this type are needed on Grosse Ile by answering YES or NO. - 107 - �activities. A majority of respondents indicated they are not in favor of the following outdoor recreation facilities: outdoor football facilities, botanical gardens, ballfields, public marina facilities, tennis courts, and a nature center. In general, the outdoor facilities not favored by respondents serve special interest groups or would be used for field sports. Respondents may perceive that these facilities are already provided in sufficient quantity, or they may believe that private sec tor funding is more appropriate to satisfy the needs of special interest groups. I.apact of Age on Respondents• Opinions. The perceived need for certain outdoor recreation facilities seems to be related to the age of household members (see Table 16). As might be expected, the perceived need for ballfields, soccer fields, playgrounds, and football facilities is highest in households with children and teens. The perceived need for botanical gardens, a nature center, and bridle trails is highest in households composed of people in their twenties. The need for certain outdoor recreation facilities does not seem to be strongly related to age of household members. For example, a strong desire for the following facilities was revealed in most age groups: bicycle paths, jogging and exercise trails, and picnic areas. More than one age group also cited the need for an outdoor swimming pool, and ice rink, and hiking and cross-country ski trails. Compared to other age groups, households composed of members over the age of sixty perceived less of a need for most recreation facilities. Nevertheless, a majority of respondents in this age group cited the need for two facilities: bicycle paths and a jogging and exercise trail. I.apact of Inco■e on Respondents• Opinion. Households with an income of between $70,000 and $99,999 generally perceive the greatest need for outdoor recreation facilities (see Table 17). Over seventy percent of the households in this income category cited the need for the following facilities: bicycle pathways, a jogging and exercise trail, hiking and cross-country ski trails, picnic areas, playgrounds, and an ice rink. The attitude that recreation facilities are not needed seems to be related to income. Compared to other income groups, households with an annual income of less than $50,000 perceived less of a need for sports fields; tennis and racquetball courts; playgrounds; jogging, exercise, and cross-country ski trails; bicycle paths; botanical gardens; public boat launching facilities; and, public marina facilities. Higher income groups perceived less of a need for a public outdoor swimming pool, outdoor football facilities, picnic area, and an ice rink. It is interesting to note a wide disparity of opinion among income groups - 108 - �TABLE 16 NEEDED OUTDOOR R.ECRF.ATION FACILITIES BASE> ON AGE COMPOSITION OF uousmoLDS Age Categori Ballfields Soccer fields Tennis courts Racquetball courts A public outdoor swimming pool .... 0 \0 Playgrounds Football facilities Picnic areas An ice rink A jogging and exercise trail Hiking and cross-country ski trails Bicycle paths Botanical gardens Nature center Bridle trails Public boat launching facilities Public marina facilities Up to 12 13-19 20-29 30-39 40-59 60 or Older 29.0 50.5 37.4 43.0 67.3 31.5 48.6 39.6 43.2 60.4 21.5 35.4 40.5 45.6 51.9 25.0 41. 7 30.6 38.9 62.0 22.5 36.4 36.8 37.3 51.2 24.4 26.7 36.7 24.4 44.4 63.6 18.7 70.1 69.2 71.0 51.4 25.2 69.4 62.2 73.0 55.7 22.8 58.2 55.7 69.6 57.4 14.8 68.5 65.7 69.4 44.5 17.2 57.9 51. 7 68.9 36.7 13.3 45 . 6 45.6 52.2 63.6 82.8 33.6 43.9 67.6 82.0 32.4 39.6 70.9 79.7 40.5 49.4 64 .8 77.8 37 .o 44.4 65.1 78.5 34.4 44.0 43.3 66.7 31.1 35.6 46.7 53.3 39.3 54 .1 45.9 41.4 57.0 45.6 32 . 9 49.1 55.6 40.7 50.2 48.3 40.2 37.8 36.7 35.6 This table indicates the percentage of households containing ■eabers in the age categories listed which indicated that the outdoor recreation facilities listed are needed. �TABLE 17 NEEDED OOTDOOll RECREATION FACILITIES BASED ON ANNUAL INCOttE OF HOOSDIOLDS Less than $30,000 Ballfields Soccer fields Tennis courts Racquetball courts A public outdoor swimming pool ........ 0 Playgrounds Football facilities Picnic areas An ice rink A jogging and exercise trail Hiking and cross-country ski trails Bicycle paths Botanical gardens Nature center Bridle trails Public boat launching facilities Public marina facilities Annual Income $50,000$30,000$69,999 $49,999 $70,000$99,999 $100,000 or More 22.2% 27.8 38.9 50.0 61.l 24.5% 38.8 26.5 28.6 57.1 28.9% 43.4 38.2 32.9 53.9 33.3% 47.2 52.8 61.1 63.9 29.4% 35.3 44.1 44.1 55.9 55.6 22.2 61.1 50.0 44.4 53.1 20.4 61.2 59.2 67.3 55.3 18.4 71.1 63.2 71.1 72.2 19.4 75.0 72.2 88.9 55.9 23.5 58.8 47.1 88.2 33.3 55.6 55.6 55.6 67.3 83.7 28.6 51.0 69.7 84.2 39.5 47.4 80.6 91.7 47.2 61.1 73.5 88.2 41.2 52.9 50.0 44.4 38.9 51.0 61.2 44.9 57.9 52.6 42.1 63.9 69.4 63.9 55.9 50.0 50.0 This table indicates the percentage of households in each incoae category which indicated that the outdoor recreation facilities listed are needed. �concerning the need for certain recreation facilities. For example, over eighty-eight percent of the households with an annual income of $70,000 or more cited the need for a jogging and exercise trail, but only 45 percent of the households in the lowest income category recognized the same need. Similar disparity of opinion was revealed concerning the need for playgrounds and hiking and cross-country ski trails. Needed Indoor Recreation Facilities Respondents to the survey were asked if they thought eleven new or additional indoor recreation facilities are needed on Grosse Ile. A majority of respondents indicated the need for three indoor facilities: an indoor swimming pool, a senior citizen center, and a multi-purpose recreation center (see Table 18). A majority of respondents indicated the following indoor facilities are not needed: bowling facilities, banquet facilities, basketball courts, volleyball courts, a visual and performing arts center, racquetball courts, meeting rooms, an exercise and fitness center. While there seems to be a keen interest in having an indoor swimming pool, a senior center and a recreation/community center, there seems to be little interest in other indoor recreation facilities. These findings do not provide the Township with a clear indication of what facilities should be included in a senior center or recreation/community center if these centers are ever built. It is possible that the respondents did not realize that many indoor facilities included in the list could be incorporated into a senior center or recreation/community center. I.apact of Age on Respondents' Opinions. In general, the perceived need for indoor recreation facilities seems to be strongest in households with children or teens (see Table 19). For example, over seventy percent of these households cited the need for an indoor swimming pool and over sixty percent cited the need for a multi-purpose recreation center and senior citizen center. The perceived need for indoor recreation facilities seems to be weakest in households composed of people sixty years of age or older. Almost a majority of these households indicated no need for a senior citizen center and an indoor swimming pool. It is interesting to note, though, compared to other age categories, support for a senior citizen center was weakest among households composed of members who are sixty years of age or older. Impact of Income on Respondents' Opinions. Households with an income of between $70,000 and $99,999 generally perceive the greatest need for indoor recreation facilities (see Table 20). Over seventy percent of the households in this income category cited the need for the following facilities: a senior citizen center, a multi-purpose recreation center, and an indoor swimming pool. - 111 - �TABLE 18 NEEDED INDOOR RECREATION FACILITIES Yes No Multi-purpose recreation center Senior citizen center Meeting rooms An exercise and fitness center 53.7% 58.6 36.9 43.7 40.9% 34.6 57.4 52.9 5.4% 6.9 5.7 3.4 Banquet facilities An indoor swimming pool Racquetball courts Basketball courts 27.7 61.9 36.9 25.7 67.7 35.4 58.3 67.4 4.6 2.9 4.9 6.9 Volleyball courts Bowling facilities A visual and performing arts center 28.3 16.6 34.3 64.0 80.0 62.6 7.7 3.4 3.1 No Answer Based on question 5 of the Survey of Recreation Services, which reads as follows: Now I am going to read to you a list of indoor recreation facilities. Please tell me if you think new or additional facilities of this type are needed on Grosse Ile by answering YES or NO. - 112 - �TABLE 19 NEEDED INDOOR RECREATION FACILITIES BASFJ> OH AGE OOKPOSITIOH OF HOUSEHOLDS Age Categori ........ w I 60 or Older Up to 12 13-19 20-29 30-39 40-59 -- Multi-purpose recreation center Senior citizen center Meeting rooms An exercise and fitness center 59.8% 59.8 35.5 52.3 65.8% 63.1 36.9 51.4 49.4% 63.3 44.3 46.8 63.9% 63.0 35.2 48 .1 54. 1i. 57.9 37.3 43.1 40.0% 51.l 32.2 33.3 Banquet facilities An indoor swimming pool Racquetball courts Basketball courts 29.0 77 .6 46.7 32.7 29.7 72 .1 45.0 35.1 27.8 63.3 46.8 26.6 26.9 71.3 44.4 27.8 27.3 62.7 37.8 25.4 27.8 48.9 25.6 17.8 Volleyball courts Bowling facilities A visual and performing arts center 36.4 23.4 43.0 38.7 20.7 39.6 30.4 20.3 41.8 30.6 21.3 41.7 26.8 11.5 36.4 21.l 18.9 23.3 This table indicates the percentage of households containing aeabers in the age categories listed which indicated that the indoor recreation facilities listed are needed. �TABLE 20 NEEDED INDOOR. RECREATION FACILITIES BASED ON ANNUAL INCOME OF HOOSmOLDS Ii:- Less than $30,000 $30,000$49,999 Multi-purpose recreation center Senior citizen center Meeting rooms An exercise and fitness center 44.4% 61.1 38.9 33.3 46.9% 46.9 36.7 40.8 Banquet facilities An indoor swimming pool Racquetball courts Basketball courts 44.4 61.1 50.0 38.9 Volleyball courts Bowling facilities A visual and performing arts center 38.9 33.3 27.8 Annual Income $50,000$69,999 $70,000$99,999 $100,000 or More 71.1% 68.9 46.1 43.4 77 .8% 80.6 47.2 63.9 64.7% 64.7 50.0 67.6 26.5 69.4 32.7 22.4 35.5 65.8 36. 8 26.3 27.8 77 .8 55.6 50.0 41.2 73.5 52.9 29.4 28.6 16.3 28.6 28.9 15.8 40.8 50.0 13.9 58.3 32.4 14.7 50.0 This table indicates the percentage of households in each incoae category which indicated that the indoor recreation facilities listed are needed. �A majority of respondents in this income category perceive the need for all of the indoor recreation facilities listed except bowling facilities, banquet facilities, and meeting rooms. The lowest income categories generally recorded the lowest level of need for indoor recreation facilities. However, a majority of households with an annual income of less than $30,000 did cite the need for a senior citizen center, an indoor swimming pool, and racquetball courts. Compared t o other income categories, the perceived need for banquet facilities and bowling facilities was strongest among households with an annual income of less than $30,000. Favorite Sumter and Vinter Leisure-Ti■e Activities Respondents to the survey were asked a number of questions which were designed to ascertain residents' leisure-time interests. Two of these questions were "open-ended." In other words, respondents were free to mention any summer or winter activities that members of their household engage in; they did not have to respond in accordance with pre-determined survey categories, nor did they have to relate their response to prospective programs or facilities. In the first open-ended question, respondents were asked to indicate the three summer leisure-time activities which are most important to members of their household. As might be expected for an · island community, boating and sailing was cited most often as a favorite summer leisure activity (see Table 21). Other popular summer activities are swimming, golf, bicycling, and tennis. Rounding out the list of top ten favorite activities are walking, fishing, baseball and softball, no activity, and camping. The favor! te summer leisure ac ti vi ties have been shaped by the opportunities on the island. Water is the island's most prominent natural resource, so water-oriented activities are common. Existing recreation facilities provide for a number of other favor! te summer activities, including golf, tennis and baseball. Because of the lack of facilities, certain summer recreation activities that are common in other communities were not cited among the top ten leisure activities on Grosse Ile. Examples of such activities include picnicking, playground use, park use, and similar family-oriented activities. It is interesting that nature study and hiking were not cited more frequently, since these activities seem well-suited for the island environment. In the second open-ended question, respondents were asked to indicate the three winter leisure-time activities which are most important to members of their household. Cross country and downhill skiing were cited as the most favorite winter leisure activities by respondents (see Table 22). Interestingly, "nothing" was the third most frequently cited winter leisure - 115 - �TABLE 21 FAVORITE SUMMER LEISURE ACTIVITIES Boating, Sailing Swimming Golf Bicycling Tennis Walking Fishing Baseball, Softball Nothing Camping 20.69% 17.90% u.on: 11.07% 6.60% 5.26% 4.36% 3.91% 2.80% 2.35% Picnicking Other, Gardening Jogging, Running Hiking Horseback Riding Playground Use Basketball Aerobics Water Skiing Bowling 2.01% 1.23% 0.78% 0.56% 0.45% 0.34% 0.34% 0.22% Hunting Motor Cycling, 3-Wheeling Nature Study Racquetball Badminton Football Hockey Outdoot Festivals Park Use Soccer 0.22% 0.22% 0.22% 0.22% 0.11% 0.11% 0.11% 0.11% 0.11% 0.11% 2.35% 2 .13% This table is based on response to question 11 of Recreation Services, which reads as follows: the Survey of Please tell me, in order of importance, the three summer leisure-time activities which are most important to members of your household. Glll3 - 116 - �TABLE 22 FAVORITE WINTER LEISURE ACTIVITIES Cross Country Skiing Downhill Skiing Nothing Ice Skating Walking Bowling Tennis Sledding, Toboganning Exercise, Aerobics Fishing, Ice Fishing 16.74% 14.33% 13.19% 10.50% 6.52% 5.39% 4.96% 4.68% 3.97% 2.27% Indoor Activity Racquetball Snowmobiling Swimming Basketball Jogging, Running Hunting Arts and Crafts Hiking Movies 2.13% 1.99% 1.99% 1.99% 1.70% 1.70% 1.56% 1.28% 0.71% Hockey Horseback Riding Senior Activities Volleyball Nature Study Soccer Weight Lifting 0.43% 0.28% 0.28% 0.28% 0.14% 0.14% 0.14% o. 71% This table is based on response to question 12 of the Survey of Recreation Services, which reads as follows: Please tell me, in order of importance, the three winter leisure-time activities which are most important to members of your household. GI114 - 117 - �activity. Rounding out the top ten favorite winter leisure activities are ice skating, walking, bowling, tennis, sledding and toboganning, exercise and aerobics, and fishing. Outdoor winter activities are activities cited by respondents. It than outdoor winter activity. In winter activities require off-island predominant in the list of winter leisure appears that indoor activity is less common contrast with the summer activities, many travel. Apparently, many residents choose to do nothing, rather than participate in outdoor recreation opportunities. The frequency with which "nothing" was cited as a favorite activity may also indicate that winter recreation opportunities may be lacking on the island. Recreation Equipaent Owned by the Respondents Respondents to the survey were asked what types of recreation equipment they or members of their household own. This information provides another measure of people's leisure-time interests. This information also is of benefit in determining where recreation funds can best be spent: In some instances, knowledge about the types of recreation equipment owned by residents may indicate the need for complementary public recreation facilities. For example, the finding that over ninety percent of all households have bicycles indicates that installation of bicycle pathways would be worthwhile. In some instances, knowledge about the types of recreation equipment owned by residents may indicate that public fundings is not required. For example, over seventy percent of all households have exercise equipment. Therefore, exercise equipment may not be a worthwhile component in a recreation center. As noted, over ninety percent of all households have bicycles 23). Over eighty percent of all households have photographic Between two-thirds and three-quarters of all households have exercise golf clubs, and musical instruments. Forty to fifty percent of all have a personal computer and a power boat. (see Table equipment. equipment, households Recreation equipment that is not commonly found in Grosse Ile households includes tennis courts, horses, swimming pools, scuba gear, and sailboats. Less than about fifteen percent of all households have these types of recreation equipment. Use of Off-Island and Private Recreation Facilities Respondents to the survey were asked three questions which were designed - 118 - �TABLE 23 RECREATION EQUIPMENT OWNED BY RESPONDENTS 9.7% A swimming pool A tennis court A power boat A sailboat 40.6 15.4 Bicycles Golf clubs A boat dock Exercise equipment 90.3 70.9 28.9 72.3 A personal computer A horse Musical information Photographic equipment 40.9 3.7 66.9 82.9 A telescope Scuba gear Cross-country skiing e~uipment Downhill skiing equipment 27.1 14.0 36.6 38.9 1.1 This table indicates the percentage of respondents who indicated that they or members of their household own the equipment listed. Based on question 6 of the Survey of Recreation Services vbich reads as follows: Next I would like to find out what types of recreation equipment are owned by you or members of your household. Please tell me if you own any of the following types of equipment by responding YES OR NO. - 119 - �to ascertain the frequency of use of various off-island and private recreation facilities. The questions focused on regional park facilities (such as the Metroparks, Elizabeth Park, or Sterling State Park), facilities operated by neighboring communities ( such as Kennedy Ice Arena, Carlson Swimming Pool, or the YMCA), and private recreation facilities (such as private golf and country clubs, private yacht clubs, or private health clubs). This information provides another measure of people's leisure-time interests. It also indicates what residents currently do to satis f y their leisure-time interests. This information can be of benefit in determining where recreation funds can best be spent. For example, the widespread use of private recreational facilities indicates that the private sector is satisfactorily addressing certain recreation needs of residents. The most prudent use of public recreation funds would probably avoid duplication of the services already provided by the private sector. Knowledge of residents' use of off-island recreation facilities is beneficial in determining the number of users that could be expected if the Township were to establish similar facilities. In the question about use of regional park facilities, about fifteen percent of the respondents indicated that they or members of their household used such facilities up to 3 times per month (see Table 24). Another 15 percent indicated they used the facilities about once a month, and about 32 percent indicated they use the regional facilities less than once per month. Facilities operated by neighboring communities are used by fewer households, but on a more frequent basis, compared to use of the regional facilities. Whereas about 37 percent of the respondents indicated they never use regional facilities, a higher proportion -- over 53 percent -- indicated they never use recreation facilities operated by neighboring communities. Nevertheless, almost 18 percent of the respondents indicated they use the facilities in neighboring communities up to 3 times per month, and about nine percent indicated they use the facilities about once a month. Almost twenty percent indicated they use the facilities operated by neighboring communities less than once a month. As would be expected, households with children use off-island recreation facilities most often. A quarter of the households with young children use regional facilities up to 3 times per month, and about twenty-percent of the households with teens use regional facilities up to 3 times per month. Almost 32 percent of the households with young children use recreation facilities in neighboring communities up to 3 times per month, and over twenty-three percent of the households with teens use these facilities up to 3 times per month. The frequency of use of off-island recreation facilities is lowest in households composed of residents over the age of sixty. Response to the question about use - 120 - of private recreation facilities �TABLE 24 USE OF OFF-ISLAND RECREATION FACILITIES Use of Regional Park Facilities 4 or more times per month Up to 3 times per month About once a month Less than once a month Never 6.6% 8.6 15.4 32.3 37.1 Use of Facilities in Neighboring Communities 4 or more times per month Up to 3 times per month About once a month Less than once a month Never 11.4 6.3 9.1 19.7 53.4 Based on questions 7 and 8 of the Survey of Recreation Services, which read as follows: How many times a month do you or members of your household use regional park facilities, such as the Metroparks, Elizabeth Park, or Sterling State Park? How many times a month do you or members of your household use programs or facilities operated by neighboring communities, such as Kennedy Ice Arena, Carlson Swimming Pool, or the YMCA? - 121 - �revealed that 65.1 p~rcent of all households use these facilities. Usage is highest in households with children and teens; about seventy-three percent of these households use private recreation facilities. Usage is lowest in households with res !dents over the age of sixty; about forty-nine percent of these households use private recreation facilities. Transportation Lack of transportation does not appear to be a serious problem which prevents residents from reaching recreation facilities. The 6 percent of the respondents who indicated that transportation was a problem cited the following conditions: - Transportation is needed for children when the parents are working. - Transportation to off-island children and elderly. - Car pooling or full-time SEMTA service would be desirable. facilities is particularly difficult for Access to School Recreation Facilities As in most communities, schools are a major provider of recreation opportunities on Grosse Ile. Most schools have both indoor and outdoor recreation facilities, and many schools offer recreation program for both children and adults. In recent years, with the expansion of community education programs, school recreation facilities in many communities have been made available to a broader cross-section of the population. One question on the recreation survey was intended to determine if residents feel there is sufficient access to recreation facilities owned by the schools on Grosse Ile. The survey revealed that 46 percent of the respondents feel that access to such facilities is adequate, and 30.3 percent feel that access is not adequate. 23. 7 percent declined to respond to the question, probably because of lack of first-hand information on the subject. Although most of those who responded to the question are satisfied with access to recreation facilities, a large proportion of residents apparently believe improvements can be made. Coordination of Leisure-Time Prograas The desire to plan and offer well-organized programs to occupy the leisure time of both youth and adults is a high priority in many communities. Youth recreation programs are considered particularly important because opportunities which reduce the amount of idle time may also help to reduce juvenile crime. - 122 - �The priority afforded recreation opportunities in many communities is revealed by the existence of year round recreation departments, staffed by full-time personnel. One question on the recreation survey was intended to determine if residents feel there should be more effort to coordinate leisure-time programs by the Township. The survey revealed that 65. 7 percent of the respondents feel that a greater effort should be made, and 27.7 percent feel that a greater effort is not necessary. 6.6 percent of the respondents declined to answer this question. The response to this question reveals that most residents recognize the need for better coordination of leisure-time programs. Such coordination can be accomplished in many ways: a full-time or seasonal recreation coordinator, full-time or seasonal recreation staff, or establishment of a new Recreation Department. Desired Changes or laproveaents A final question on the recreation survey gave respondents one last opportunity to suggest any specific changes or improvements to recreation facilities on Grosse Ile which they would like to see. This question was "open-ended" and respondents could list as many changes or improvements as they desired. In general, responses to this question revealed the following: There is a keen interest in providing more opportunities for children, teens, and families, by providing additional programs or by constructing facilities ( such as parks and bicycle trails) that typically are used by these residents. Residents wish to maximize the use of existing facilities, such as school facilities and the Water's Edge facility. A number of residents have special recreation interests, such as gymnastics, volleyball, and ski and hockey teams. Before establishing special interest recreation programs, the Township must determine if there is a broad base of support in the community. - 123 - �Deaographic Data The survey asked respondents three questions to determine the age composition of household members and the annual household income. As noted throughout this report, these demographic data were valuable in interpreting respondents opinions about recreation programs and facilities. The first demographic question asked respondents how many people reside in their household. The survey revealed an average of 3.27 persons . In comparison, the 1980 Census indicated an average of about 3.13 persons per household and an average of 3.41 persons per family. The age composition of households in the sample was as follows: Age Range Up to 12 13 to 19 20 to 29 30 to 39 40 to 59 Over 59 Proportion of Households with Members in Age Range 30.6 31.7 22.6 30.9 59.7 25.7 percent percent percent percent percent percent The annual income of households in the sample was as follows: Annual Incoae Less than $30,000 $50,000 $70,000 More than No Answer $30,000 $49,999 $69,999 $99,999 $99,999 Proportion of Households within lnco■e Range 5.1 14.0 21.7 10.3 9.7 39.1 percent percent percent percent percent percent It is of interest to note that most households with an annual income of less than $30,000 were composed of residents over the age of 60. This finding may explain the general lack of support for recreation programs and facilities in the lower income category, since older age groups are generally less interested in such programs and facilities. On the other hand, most children and teens were members in households with annual incomes in the $50,000 to $69,999 range. This income category exhibited s t rong support for many recreation programs and facilities. GI102 - 124 - �FIVE YE.AR ACTION PROGRAM Thirteen kinds of recreation facility and program improvements have been identified in the action plan. These include: 1) 2) 3) 4) 5) 6) 7) 8) 9) 10) 11) 12) Senior Citizen Facilities and Programs Youth Facilities and Programs Adult Facilities and Programs Advance Land Acquisition Program for Park and Recreation Facilities Development of a Multi-Purpose Sports Complex Development of Bicycle, Jogging, Walking, and Exercise Trails Improvement of Tennis Facilities Development of Year-around Swimming Facilities Development of Marina and Boat Launching Facilities Development of Cross Country Skiing Facilities Development and Improvement of Horseback Riding Facilities and Programs Development and Improvement of Golf, Swimming, and Marina Facilities at the Water's Edge Country Club 13) Development of an Outdoor Band Shell for Community Concerts A chart which lists these thirteen areas of facilites and program improvements along with a priority timing schedule and suggested funding sources appears on the following page. Gll08 - 125 - �FIVE YEAR ACl'ION PllOGRAII RECREATION PROGRAM COMPONENT ltECRUTION FACILITIF.S DESCRIPTION YEAR FUNDING SOURCES Develop and improve senior citizen facilities and programs Primary focus will be on an indoor recreation center for year-round use 1988 Block Grant, General Fund Develop and improve youth Youth programs need an indoor center which could be combined with senior center 1988 Slggk c~eRt, General Fund Develop and improve adult facilities and programs Adult programs could also be included in new indoor center. 1988 SJock Crest, Development of Multi-Purpose Sports Complex This facility is currently being planned by the school system and will be located at the High School 1988 Community Bonding Program Develop and improve marina and boat launch facilities Such facilities would be developed for residents of Grosse Ile only 1988 iloak C•aRt, General Fund Develop cross-country skiing facilities Such facilities could be developed on a portion of the Water's Edge Country Club property 1988 General Fund, User Fees Land acquisition program for recreation facilities A program of advance acquisition of park and recreation land for future development 1989 Department of Natural Resources Grants; i}eek fiiu :- General Fund; Donations Develop bicycling, jogging, walking, and exercise trails Such trails received high priority in the community recreation survey 1989 Department of Natural Resources Grants facilities and programs ....N °' FOi. General Fund �FIVE YF.AR. ACfION PR.OGRAlt FOB. RF.CRF.ATION FACILITIES OOHTINUED RECREATION PROGRAM COMPONENT N ...., DESCRIPTION YEAR FUNDING SOURCES BJoGk C••A~, General Fund, Department of Natural Resources Grants Develop and improve tennis facilities Improve tennis facilities are needed adjacent to schools as well as part of the proposed new community indoor recreation center 1989 Develop year-around swimming facilities A year-around swimming facility received high priority in the recreation survey, although prior pool proposals have been defeated 1990 Community Bonding Program Improve golf, swimming, and marina facilities at Water's Edge Country Club These improvements should be part of a continuous upgrading program of this major community recreation facility 1991 General Fund, User Fees Develop outdoor Band Shell This facility could be located near the High School Campus and would serve as a center for summer concerts and festivals 1991 Community Bonding Program or donation. Develop and improve horseback riding facilities Improved stables, horse training facilities and a polo grounds should be considered 1992 Such a facility could be privately operated. GI109 ·- �DESCRIPTION OF PLANNING PROCESS Both the Planning Commission and Recreation Commission participated in development of the recreation plan. The recreation planning process was based on an in-depth survey of recreation and leisure-time needs and preferences among residents of Grosse Ile . Both commissions participated in the design of the survey questionnaire and in the interpretation of survey results. The planning consultant drafted a statement of preliminary recreation goals whi ch were reviewed by both commissions. The Recreation Commission was asked to formulate a recommended five year schedule of recreation improvements for incorporation in the recreation component of the master plan. Recommended recreation facilities were then further reviewed by the Plan Commission to ensure that recreation land areas would be compatible with the overall proposed land use pattern for Grosse Ile Township. The planning consultant also collected and analyzed related information on ecological and environmental issues as well as pedestrian and vehicular transportation on Grosse Ile. Participants in the planning process felt that it would be more real is tic to base the community recreation plan on the actual leisure-time needs and preferences of residents of Grosse Ile than on abstract recreation standards which are taken from a textbook or a national association. This approach ensures that the plan is well focused on the life styles of Grosse Ile Township residents. ADMINISTRATIVE STROCI'ORE The Grosse Ile Recreation Commission is an advisory body to the Township Board. It is an active and creative committee which meets on a regular basis to develop new recommends tions for facilities and programs. Because Grosse Ile Township is a developing community, the township's Planning Commission is also extremely active. The Planning Commission meets at least twice monthly and has also been involved in the planning of recreation facilities for the township. Grosse Ile Township has a Recreation Department which is staffed by a professional recreation director. To minimize costs, the township encourages the participation of volunteers in the recreation program. Past experience has shown that the quality of the township recreation program has been greatly enhanced by the active participation of citizen volunteers who have a sincere interest in successfully operating the leisure-time facilities and programs of the community. The operating budget for recreation facilities and programs is adopted annually as part of the total annual budget of Grosse Ile Township. The township board has authority to adopt the final budget subject to recommendations by the Recreation Commission. The recent hiring of a professionally-qualified recreation director will ensure that recreation facilities and programs in Grosse Ile will be developd and maintained at a high level of quality in future years. GI108 - 128 - � 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 Grosse-Ile-Twp_Master-Plan_1989 Creator An entity primarily responsible for making the resource Gerald Luedtke and Associates, Incorporated Date A point or period of time associated with an event in the lifecycle of the resource 1989-07-17 Title A name given to the resource Grosse Ile Township Master Plan Description An account of the resource The Grosse Ile Township Master Plan was prepared by Gerald Luedtke and Associates, Incorporated and was adopted by the Planning Commission on July 17, 1989. Subject The topic of the resource Master plan reports Grosse Ile Township (Mich.) Wayne County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/8bb1038c52e21a1a2e607cad66da543f.pdf ed34a37af150d8557b3fcfcffebbb7ca PDF Text Text C WIIM·ml✓ Wo'llt.-O~l J! ANN & I.. ONANHIILL 1lc4i,d.,W441 ~ SIN6LE.-FiA.MILY RESIDENTIAL ACTIVE R.EOEATIDN - ScA.oat) , ~ s/~) - LOW DE.NSfTY' MULTI-F/\MILY (1bWNHOUSES- - MEDIUM DENSITY MULTI-FM11LY (~N H'AATS. - 10/~ - COMMERCIAi- - ~ESE.ARCH PARK - c::::I PUf>LIC - TIII.IMd"'f I ~ --i- PASSIVE 12.ECREATION 4 NATURAL AAEAS MARINAS SMALL BOATING ROUTE.S ¥ ~ - - THOl2DUGHFA12E C..CLLECTOR GLIASl -f'UeLIC - ~ ,~ LOCAL. STREET c.e..n,.., SPECIAL - Ru.,e,.,l<=b, M ~ . The preparation of this material was financed in part t hrough an urban planning grant from the Department of Hou:imi: and Urban Development, under tt1e provisions ot Stclion 701 of the Hou~ng Acl of 1954. as amended. administered by the Mithi2an Department of Commeri:e. . ~S..,,,,·~ ~·~ ~CW./f'Ml ~~ ~ luld-e �L I V I N G 9 T o N CHANH & L .... 5U(i,ll,£ 1:SJ.ANP St.I.,~·~ ~~ • I ~f)'M, i'"'°° I 2-tc>O FT 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 Grosse-Ile-Twp_Comprehensive-Plan-Map_1969 Creator An entity primarily responsible for making the resource Johnson, Johnson & Roy, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1969-01-20 Title A name given to the resource Comprehensive Plan Description An account of the resource The Comprehensive Plan map for Grosse Ile Township was prepared by Johnson, Johnson & Roy, Inc. on January 20, 1969. Subject The topic of the resource Comprehensive plan publications Grosse Ile Township (Mich.) Wayne County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/986d5f7ecf3d251563836905ee9de757.pdf 9608e3efc68dc2c90aa6f15aee47932e PDF Text Text · ~~~!:1~~;~~~~r~~r~~;:~~~::·~-: 0:- ~ - - _-- - - -~~:-~:-~- ~:~~~::--;~,~-: .... ..: • N; ;.:~ :: '_•'• • • CITY- OF GREENVILLE Master Plan I -I : ,,,. .. : __ ... -r-:-.. !.:~_"__:;.:i~- -~- . -·. -~--; ·_:-:- .. -· ~- ·: -~ : .... -~ ~ ..· ..:~ -·:\:-:ff Commission 1988 t· lr- �GREENVILLE PLANNING COMMISSION JAMES E. (GENE) ROLLO, CHAIRPERSON F. EDWIN O'BOYLE, VICE-CHAIRPERSON GARY R. STUMP CATHERINE LARSEN CHARLES O'DONALD VALERIA NICHOLS ROBERT HEWITT CAROLYN FRYE FORMER PLANNING COMMISSION MEMBERS WHO PARTICIPATED IN FORMULATION OF THIS PLAN. FRED ANDERSON CAROL YN SLOCUM ERIC JOHNSON THOMAS CHRISTENSEN ROBERT GEE VIRGINIA EVANS LARRY PAINTER �INTRODUCTION The Master Plan is the fundamental and official document which the City uses to set down its long rang~ goals. The Municipal Planning Act, Public Act 285 of 1931, as amended, and the City's Planning Commission Ordinance No. ·33, give the City Planning Commission the prepared, adopted, authority to prepare and adopt a pl an. When and maintained, this plan will become an advisory guide for the physical development of the City; providing the best possible living environment for the present and future residents of the City of Greenville. Because the social and economic structure and physical development constantly change, a periodic review and consideration of the contemporary trends must · be undertaken to determine the community's long term goals and objectives. the planning process. For this process to be effective, needs and desires of the people. This is it must reflect the It should interpret realistically the existing trends and conditions, and the dynamic economic and social pressures for change. In addition, public the plan must inspire approval and cooperation among agencies and citizens with the objectives set forth. the various of the City so that they can work in conformity The objectives of this planning process, and more specifically of the Greenville Master Plan, are to provide: 1. A comprehensive means of integrating proposals that look 15-20 years ahead to meet the future development needs of the City. 2. An official, efficient but advisory, uses industrial areas; Cll/am policy statement for of land for residences, encouraging business, parks, orderly recreation and and for coordinating these uses between each 1 and other, and �with other ~ecessary public facilities and services. 3. A logical basis for zoning, subdivision design, and for guiding the activities of the Council; City and public Planning improvements; Commission and the as well as facilitating other public and private endeavors dealing with the City's physical development. 4. A means for private organizations and individuals to determine how they may relate to the development activity and to the official city planning policies. 5. A means for relating the City of Greenville's plans to the plans of adjacent townships and to the dev,elopment of the region as a whole. The Greenville Master Plan will accomplish this assessing the community's characteristics. community's demographics, it's economy, transportation network, inventory and assessment, and planning studies and reports. steps. First, by natural resouices, of the and public opinion. community's facilities recreational opportunities, public utilities, other the several This will involve an analysis of the This will be followed by a review and analysis including the existing land uses, in public Master resources. In completing this Plan will utilize a number of previous This plan will not replace these efforts, rather it will coordinate and incorporate their recommendations into one comprehensive document. From this, the final sections of this plan are developed. The Goals and Objectives section will provide overall policy guidelines for the City. Cl I/am These lead into the Master Plan which will be described 2 in a narrative �form, and graphically presented on the Master Plan map. To the extent possible, specific policy and implementation guidelines and direction The Greenville Master Plan is intended to be long range and dynamic, long term goals and objectives looking possible to are presented. accurately 15 to 20 years forward. based on It is not anticipate all the divergent development pressures the community will face over the recommendations and objectives next 20 years. presented Therefore some component are necessarily general in scope to allow the community the flexibility to react as the needs of the future dictate. Its function is to guide growth and provide a framework detailed decisions can be to assure that related to the broader community-wide perspective. The specific policy and implementation guidelines that are incorporated in plan tend to relate to current needs. Cll/am more 3 this �COMMUNITY CHARACTERISTICS LOCATION SETTING Greenville is located in the southwestern approximately 30 miles northeast of Grand Rapids. portion of Montcalm County, Situated at the junction of M-57 (Washington Street) and M-91 (Lafayette Street), it is . the County's largest city and most significant commercial and industrial center. The community is nestled in a gently rolling active agricultural area; adjacent to the Flat River State Game area. The Flat River divides the City, and three small lakes located on the southwestern side provide a unique recreational and natural resource for the community. POPULATION AND ECONOMY The City has seen moderate growth over the past several decades, although it has not been at the pace of the surrounding areas in the County. Table 1 reflects these past trends. TABLE 1 POPULATION TRENDS AND PROJECTIONS 1960 1970 1980 1984 (Est.) 1990 (Est.) 2000 (Est.) GREENVILLE 7,440 7,493 8,019 8,430 8,650 9,400 EUREKA TWP. 1,470 1,938 2,303 2,581 3,000 3,800 35,795 39,660 47,555 49,757 52,700 59,150 MONTCALM CTY. Source: West Michigan Regional Planning, 1985 This reflects about a 7% growth from 1970 to 1980 and another and 1984. 1980 The estimates were projected by the West Michigan Regional Planning Commission. Cll/am 5% between 4 �County Of Montcalm City Of Greenville Lansing r f I Map1 Location Map City Of Greenville October, 1986 87477 --- �Long term growth trends reflect the same general direction with modest increases by 1990 of 8% over 1980, Recreation Plan confirms and another 9% by these the estimates year with the population for the City of Greenville of 8,740 people. treated as educated guesses. They The 2000. City's projection of 1984 a 1990 These figures should be are primarily intended to provide general guidance on the direction of growth for the City. Listed below are some key characteristics of the City's residents as identified in the 1980 census: --The age distribution through 6 -11%, for the City's ages 7 through 15 -14%, residents is fairly typical: ages 16 through 59 -53%, Ages 1 ages 60 through 74 -12%, and 75 and over -10%. --40% of the population lived in a different home in 1980 than they did in 1975. Just less than half moved in from outside of the County. This is a fairly normal population movement. --The average household income excluding in 1979 was $14,238 single family household was $18,732; (average family income average per capita income was $6,635). Table 2 provides a comparative analysis of selective social and economic characteristics for the City, County, and State. Cll/am 6 -- �TABLE 2 COMPARATIVE SOCIO-ECONOMIC CHARACTERISTICS % Graduated Greenvi 11 e Montcalm Cty. Outside urban areas* State of Michigan % living in 1975 Residence Same Different % Born in Greenv. Median Family Income % Family Below Poverty Level H.S . Col. 64.6 63.8 14.4 8.8 60 60 21 20 82 87 $18,000 $16,942 8.2 9. 4 69.3 13.4 52 27 77 $19,476 7. 2 69 . 0 14.3 56 26 72 $22,107 8.2 · Note: *Including places of 2,500 to 10,000 pop. outside of urbanized areas. Source: US Census - 1980 Greenville's regional economy was originally tied to the agricultural community . However, during the 20th century a non-agricultural durable goods manufacturing industry has developed. City's residents . Greenville. Table 3 reflects current Durable manufacturing In fact, is employment patterns of clearly the dominant activity in three of the County's four largest employers are located in Greenville. Two of them are classified as durable based manufacturers. TABLE 3 EMPLOYMENT CHARACTERISTICS Occupation Held Managerial/Executive Professional Technical Sales Service Admin. Support Farming Precision Producti on/repair Laborers Source: Cl 1/am No. ~ 300 378 73 310 383 394 43 9 12 2 10 12 12 1 341 961 31 11 Industry Employed Agriculture Construction Manuf. (Dur.) Manuf . (Non-Dur.) Trans./Comm. Wholesale \ Retail FIRE Business/personal services, entert. Profess i ona 1 Pub. Administration US Census - 1980 7 the No. ~ 44 100 1,097 188 101 62 586 179 3 35 6 3 2 19 5 169 557 84 18 1 5 3 �As with most rural areas, unemployment continues to be high. a comparison of Montcalm County and Table 4 identifies Greenville's unemployment for the past several years. TABLE 4 AVERAGE ANNUAL EMPLOYMENT/UNEMPLOYMENT RATE 1 9 8 0 1 9 7 8 1 9 8 3 1 9 8 5 County Grv. County Grv. County Grv. County 18,975 NA 20,300 3,375 22,700 3,750 22,425 3,700 # of Unemployed 2,625 NA 2,850 325 3,750 425 3,650 425 Unemployment 13.8 NA 19.0 16.5 11. 4 16 . 3 11. 2 Total labor force % Source: 9.5 Grv. Michigan Employment Security Commission, 1986 These figures represent significantly higher unemployment rates over both the region and the state for the same period. Table 5, and Economic Indicators by Sectors, reviews the strengths manufacturing dominates manufacturing activities the and local and other economic base of the community. examines the various economic sectors weaknesses economy. in local economies . Encouragement economic sector areas, of Again, non-durable would broaden the This would mitigate the effects of significant shifts in the State's economy, on the local economy. Cll/am 8 -- �TABLE 5 1982 ECONOMIC INDICATORS BY SECTORS Number of Establishments $ Payroll (Mill) Manufacturing 25 77.8 437.6 Wholesale Trade 21 4.5 137.8 114 7.1* 73.7 74 4.1 13.5 Retail Trade Services $ Sales** (Mill) NOTES:*Only establishments w/payroll, not including establishment w/out payroll. **Services - $ receipts for establishments w/payroll; Manufacturing-$ value of shipments. Source: US Census of Manufacturing, Wholesale Trade, Retail Trade, and Services Industries, 1982. NEIGHBORHOOD CHARACTERISTICS The quality of Census, the units were housing is generally good. most current and complete data available, considered overcrowded. In 1980, housing units with about two-thirds of them, 1980 for all housing types was about 4%; was 3.8%. single According to the 1980 U. S. only 2% of the housing there were owner-occupied. the vacancy rate for 3,235 year-round Vacancy rates in rental housing The types of housing units found in Greenville in 1980 included: 74% family residences; family of 10 or more units; 15% as multifamily of 2 to 9 units; and 4% for mobile homes. The Planning 7% as multiCommission feels, and building permit data indicates, that the percentage of housing units in the multi-family and mobile home categories has increased since 1980. Public and subsidized housing is available in the City and is provided by private parties and the City of Greenville Housing Commission. Cll/am 9 both �Reviewing building permit activity provides trends in both the housing and economic growth. since 1970 have an indication of more current Building trends in Greenville typically followed the cyclical fluctuations of the national and state economy. The annual number of building permits issued 94 a year (although it varies considerably, from year to year). has averaged Single family residential growth has fallen from an average of 18 new homes a year to about however, two new houses per year in recent years (see Figure l); only multiple-family construction has increased considerably in recent years. There have been a considerable number of permits to demolish over the past 14-year period surveyed - 1970 to 1984. industrial In summary, sufficient existing This has been a result of growth, expansion, and building and housing code enforcement. building starts since 1970 have fluctuated widely but appear to to keep pace with local demand for all types of uses. third of the permits issued each year are for improvements to existing (garages, building pools, additions). This Almost one building is a positive sign that the homeowners are improving their homes; thus preserving the quality of housing within the City. Cll/am be 10 �140- 120-+- Legend 100-+- ~ Residential • D 'O Q) ::J 8 0 -+- I?? fl) fl) Commercial, Office, Professional Industrial I Demolitions fl) ;t: ... E ~ 60 ~ :; . 40 ~ '" .:- ~ 20 +I O I 197 i j ry r:'.: I I111 " -□ i toH■ u_J ilJ~.□I loi ID J~1 ;r 1: " '; j I j 3 ! m!il i • 7 1978 1979 1980 1981 1982 1983 Years 1984 1985 Figure 1 Building Permits · Issued 1970-1986 City of Greenville WIiiiams & Works ________________________JI September, 1987 87477 I �NATURAL RESOURCES Greenville is located principally loamy in a gently sands. rolling agricultural the City, flowing north to south, resource. The identified in the publication: March 1976 . The region's 50, Three lakes; Baldwin, 100, Manoka, southwestern part of the City. lakes is are Como Lake the areas are Adjacent to the River a large wetland area. snakes river which Flood Hazard Analysis of the Flat River, and 500-year flood and River and is dammed at Franklin Street . The federal government has established flood prone areas for are Soils The most dominant natural feature is the Flat River and it represents the City's most unique natural through region. are located and identified. in the extreme just east of the All of these are environmentally unique, and should be maintained for low intensity uses. COMMUNITY ATTITUDE SURVEY In the first quarter of 1985, conducted. Five property owners. labels were surveys selected survey results was were mailed to a random sample of Greenville from each quadrant A 32% return rate was achieved with The residents The City was divided into four quadrants and (tax randomly opportunity. attitudes. hundred an attitude survey of Greenville can be assessment) to assure equal response a variety of opinions found in the Appendix. Briefly, and the survey reported: 1 An equal number of blue collar and white collar workers responded to the survey . 1 80% of the respondents work in the Greenville area. Cll/am 12 �• Over 75% have resided in the City for more than 10 years. • The major reasons they live in Greenville include owning property and prefer a small city. • 97% thought Greenville should continue to grow on a planned basis but did not have a strong opinion as to direction. • The majority thought new residential growth should be encouraged in the form of single family homes, senior citizen housing, and apartments. • 64% thought old, large single family homes should be allowed to be converted to apartments but with controls (parking) • Two basic reasons respondents shop for goods outside the City were better selection and less expensive prices. • About 90% thought downtown. the City should encourage more commercial development Commercial growth was also encouraged north and west of the downtown area. • There was a split decision when asked if parking meters discouraged shopping in the downtown area. • A majority of respondents indicated a desire to encourage more light industrial development. • Industrial development should be encouraged in industrial parks. • 72% of the respondents thought the City should develop more · recrea-tional areas and facilities. , The most stated facilities include parks/playground, and senior areas. Cll/am 13 a swimming pool, places for teens, �1 Major assets of the City include people, size of community, fire/police department, school system, community center, and appearance . 1 The greatest problems include traffic congestion, high taxes, snow removal, parking meters, and sewers and sludge disposal. 1 Sidewalks, curb and gutter were specific city improvement received a strong positive response. improvements received a mixed response, the most frequently . Cll/am 14 Funding questions sources with general tax funds which for· these suggested �COMMUNITY FACILITIES AND RESOURCES With an understanding of the basic charateristics about the people, the economy, and natural features of the community, we can turn to the man-made facilities and resources. This discussion will look at both the well tangible, as less cultural and political physical resources. facilities, These are important since they have a direct impact on the development and growth as all of the City . Existing Land Uses Map 2, Existing Land Use, throughout the City. In graphically portrays the distribution of land general, the commercial and industrial areas are located along major thoroughfares and are isolated from most residential Larger tracks City. No in areas. of land are available for development along the perimeter of the significant comments, uses the or critical Master Plan land section use conflicts of this plan exist. will Additional expand on this discussion. The existing single homogenous units. from family neighborhoods in the The character of the housing in City these are well defined as neighborhoods ranges new homes to older estate type structures built 50 to 100 years ago. larger estate homes have been the current planning process. subject of much A few conversation during alternative these structures, such as apartments or retail shops. these establishments. older homes into A change of this this owners of these larger homes have requested that the Planning Commission research and consider convert These apartment nature uses for The primary thought is to buildings could land or retail substantially business alter the tranquility of the existing neighborhoods in the City. Cll/am 15 L- �Within the City of Gr~envil~e ~he large dlder homes the community. ·' They are generally ·isolated in are scattered throughout the midst of a residential ·,.') neighborhood, of parking, thus making signs, adjacent to :l~e co~~ersion t9 ~ .retail center difficult in terms and traffi~ fl6w . "There is generally limited yard area these older homes, / thus making the provision of parking virtually impossible and placing an undue burden on residential streets. A potential reuse of these structures that could be considered is to establish a professional office (i.e. generates design studio, a~countant, limited traffic flows) on the lower level, utilized as a single family · residence. This could or other office which and the upper level to be be accomplished in these large older homes with special use approval which requires Planning Commission action after public comment is received from the surrounding neighbors. This alternative would restrict the reuse potential of this older homes, but allow an economical use of these homes and also provide sensitivity to the existing residential neighborhood regarding the reuse of the structure. Fire, Police and Other Municipal Services Greenville operates its own Fire and Police protection combined Department of Public Safety. These operations municipal complex which also includes the City Hall. the services under a are housed in the The recent expansion of administrative offices should ensure adequate space for a number of years. The Department of Public Works, Greenville Transit building, Fairplains Street. library the waste water treatment the new and the new water service building are located on The Community Center is is located on plant, located on Kent Road, and the s. Franklin Street. All of these facilities are fairly new buildings Cll/am 17 I.a. �School System The Greenville Public School system is currently comprised of three schools, a middle school, elementary school Recreation growth. Plan, in and the City. school a high school. Based on There is also one parochial population enrollment levels will elementary projections in the continue to exhibit modest School enrollment in the Fall of 1986 was greater than anticipated 1987 Kindergarten enrollment is exceeding earlier projections. the school system to reanalyze student projections for significant long term increases are not expected. and This has caused future years. However, The public school system is completing a three-building expansion program involving two elementary buildings and the high school. future is not With, these completed, anticipated; further expansion in the nor should the schools need to immediate purchase any additional land for the next 20 years. Utility Services Greenville enjoys quality. supply a plentiful Public water is available throughout the entire City. is a series of seven wells southeast side of the City. adequate source of all joined from a common aquifer on the future demand, and water quality is such that Long range plans call for an additional elevated tank to be constructed on the northeast side of the City near the industrial park. The current delivery system would allow immediate extension of waterlines if annexation were to occur. Cll/am The Groundwater supplies are currently more than to meet current and treatment is not necessary. storage supply of ground water which is of excellent 18 �School System The Greenville Public School system is currently comprised of three schools, a middle school, elementary school Recreation Plan, growth. 1987 in and the City. school a high school. There is also one parochial Based on population enrollment levels will elementary projections in the continue to exhibit modest School enrollment in the Fall of 1986 was greater than anticipated Kindergarten enrollment is exceeding earlier projections. the school system to reanalyze student projections for significant long term increases are not expected. and This has caused future years. However, The public school system is completing a three-building expansion program involving two elementary buildings and the high school. future is not With- these completed, anticipated; further expansion in the nor should the schools need to immediate purchase any additional land for the next 20 years. Utility Services Greenville enjoys quality. supply a plentiful Public water is available throughout the entire City. is a series of seven wells southeast side of the City. adequate tank to industrial park. future demand, are currently more than and water quality is such that Long range plans call for an additional elevated be constructed on the northeast side of the City near the The current delivery system would allow immediate extension of waterlines if annexation were to occur. Cll/am The source of all joined from a common aquifer on the Groundwater supplies to meet current and treatment is not necessary. storage supply of ground water which is of excellent 18 �The City of Greenville operates its own secondary sewage treatment plant. The sewage treatment system currently has excess capacity to accommodate additional growth. The existing sanitary sewer trunkline system is extensive and should be able to accommodate growth in all directions. However, many of the current sewer trunk lines were built during the 1930's and are beginning to deteriorate. Infiltration combined sanitary and storm sewer systems the treatment plant's capacity. from the river, are placing unnecessary demands For this reason, on the older trunk lines are being replaced and the sanitary and storm water systems are This and the older being separated. project will increase the treatment plant efficiency by eliminating storm water flows and river seepage into the treatment system, and allow the treatment plant to operate well below capacity into the future. Transportation The City maintains approximately 48 miles of streets. Except for about one mile, all streets are paved. the City. The Map 3 identifies the official transportion system for street system can be classified into three broad categories for planning purposes. The major streets are part of the local arterial and collection system and are functionally designed to facilitate intra-area traffic and provide connections to other arterials. traffic. The local street system is Their principal purpose is to move intended to provide local desired operating speeds of 25 to 35 miles per hour. Cll/am 19 access at �The two state trunk lines, M-57 and M-91, Lafayette (M-~1) running north/south, are the two regional arteries. intersect in the downtown area. and Washington (M-57) running In addition, east/west, Lafayette (M-91) is the major thoroughfare through the central business district with a majority of downtown businesses having frontage on this street. The Flat River runs through the downtown area; downtown streets that cross the river, important links and since there are only two Lafayette and in the transportation system. The Franklin, these are remaining street system generally runs parallel to these two major collectors in a grid pattern, interrupted frequently by the river's course. Traffic counts on Lafayette and Washington indicate a defined pattern. north of the Flat River on , M-91 average between 16,000 day. West of town on M-57, 15,000 -20,000 vehicles per day. substantially lower, to MOOT, near Hillcrest, Counts 18,000 vehicles per traffic counts average between Traffic counts south and east of the City are averaging 7,000 and 5,300 per day, respectively (according 1983 Traffic Record). From this data, it appears that the greatest traffic demands are on the north and west side of the City. The increase in motor vehicle traffic has also been a major concern City. Recently the City's Traffic Committee assessed the problem of traffic congestion and truck movements. It reviewed suggestions for the designation of truck routes along Hillcrest-Charles Streets, Avenue. It suggested and Walnut Street and the implementation of the new Charles-VanDeinse (if costs can be reduced), and consideration of one way movements and design improvements around the downtown. Cll/am VanDeinse investigating the use of Fairplain and Youngman-Backus roads as a truck route, connector streets of the 21 These suggestions met �with much opposition from the school district, citizens, and the Planning Commission. Other issues identified by the Committee include conflicts between pedestrian traffic and highway traffic. delivery vehicles, A review of the proper routing of service and directing pedestrian circulation, and locating parking lots, was also recommended. Parking itself is adequate with public and private parking lots, and on-street parking available throughout the downtown area. Several Railroad other forms of transportation are available within the City. provides daily freight transportation is rail service through the The C&O City. Public provided by a City operated demand/response system. system transports approximately 44,000 passengers annually. There is no The inter- city bus or passenger rail or air service available to the City. Non-commercial air service is available located three miles south of the City. lighted east/west Maintenance runway; building and and at the Greenville Municipal Airport The airport has one 3,700 foot paved and a 1,750 foot hangar space are turf, north/south, available. runway. One charter service utilizes the airport and it is also used for private general aviation purposes. The closest commercial airport is the Kent County International Airport, which is approximately 40 miles southwest of the City. Recreational Facilities The City of Greenville enjoys a large and facilities. acres. Cll/am The City owns varied supply of recreational and operates nine municipal parks, Park facilities encompass a number of uses 22 totaling 137 including picnic areas, �playgrounds, ball diamonds, jogging, nature, The City of Greenville Recreation Plan completed short range ski trails, and a public beach. in 1984, outlines long and improvements to these parks and provides an extensive inventory of existing private and public recreational facilities. Briefly, these facilities include: 1. Baldwin Lake Beach - Supervised public beach with concession stands, picnic facilities, restrooms and winter skating. 2. Alan G. Davis Park - Ball fields, cross-country skiing, tennis, picnic areas, nature trails, playground, concession stands, restrooms, and fitness and jogging course. 3. Franklin Street Park - Riverbank fishing, picnic areas, and bandstand. 4. Old Waterworks Fields - Ball fields. 5. Pearl Street -Playground, basketball, outdoor ice rinks, and picnic areas. 6. Tower Park - Playground, picnic areas, restrooms, Camp Wah-Wah-Tay-See {special group camp), downhill ski area, and public boat landing. 7. Veteran's Memorial Park - Tennis and basketball courts, horseshoe wading pool, playground, picnic areas and shelters, and restrooms. 8. Friendship House Park - Cll/am Paved walkways and picnic areas. 23 pits, �9. Jackson Landing - Canoe launch and picnic area. 10. Heritage Park - Benches, sculpture and fountain. 11. Edwards Creek Park - Roadside picnic area. Map 4 graphically locates these facilities. Major needs identified in the Recreation Plan include improvements at Alan G. Davis Park (little league and women's softball fields, play areas, and parking facilities); additional neighborhood park land for the extreme southwestern portions of the City; tennis and soccer facilities, Citywide; more and a multipurpose recreational center, which would include an indoor swimming pool, gym, exercise and weight room, racquet ball courts. and These items are detailed in the Recreation Plan which is available for review in the City offices. Economic Development Resources The City has utilized three major tools to encourage economic development: Downtown Development Authority, Economic Development Corporation. taxing and bonding authority, Tax Increment Financing (TIF). from increases in the Tax Increment Finance Authority, The and the The Downtown Development Authority (DOA), has but generally uses a method of financing called This approach captures growth in taxes resulting property values in the DOA Development area. The Economic Development Corporation (EDC), is a financing vehicle which can issue tax exempt bonds for private entities or participate programs. However, the 1986 in federal economic development Tax Reform Act has severely restricted the use of tax exempt bonds for private activity uses of a non-manufacturing nature. Cll/am 24 �■ I I, I The Tax Investment designated areas Finance Authority (TIFA) similar to the DOA. has an park on the City's active DOA which developed three improving the business climate in the downtown area. improvements to streets, increment parking lots, northeast These plans outline future and sidewalks and include planting of The DOA is also participating with private interests in retail-commercial building. and alley improvements, tax increment the development acquisition, of a district as The ODA has established a its major source of funding along with federal and state agents. -Revenues captured for the first been sufficient to kiosks, etc . ). Longer range plans call for parking lots and new retail developments. financing edge. plans geared towards street trees in addition to providing street furniture (benches, renovated in The focus of the TIFA is the Greenville west commercial area and the industrial Greenville can capture tax support the downtown and the renovated building. As several years beautification projects, future revenues have property increase, more projects will be completed. To date, firms Greenville's EDC has not been very active, having applied for EDC assistance. private activity tax exempt bonds, with only a few private With the tightening restrictions on the EDC may function less as a financing vehicle and more as an economic development planning and facilitating agent of the City. Cll/am 25 ~ �- Other Community Resources Several other community facilities are located in the City. a public library located on South Franklin Street, East Kent Road. The Community Center offers activity facilities to the general community. City Hall. beds. It , also Ambulance service is based Historical and a community center on seminar, and there, social with 40 additional provides emergency care facilities, Society operates the Franklin at the river. meeting The District Court is housed in The Community Hospital has 66 acute care beds, extended care The City operates and Aero-med service a County is available. Flat River Historical Museum, The located on Forest Home Cemetery is located off East Baldwin Lake Drive, across from Baldwin Lake. The Greenville Housing Commission administers programs, including 35 single family Friendship House. related 20 townhouse units, and the Friendship House is a 2-building complex providing 81 of subsidized housing. the National homes, a variety of housing Other public facilities located within the City include: Guard Armory, and the Montcalm County 4H Fairgrounds. these facilities are located on Hillcrest at the West end of the City. resources are located on Map 4. Cll/am units 27 Both of These �GOALS AND OBJECTIVES The Planning Goals and Objectives provide the policy guidance for the Master Plan. As Greenville; represent such, they represent the values and desires of the citizens of values which must be reflected in the plan in order for it to truly the people. values or desires, While goals are intended to be general statements of objectives are more specific as to timing, quality, and quantity. The Planning Commission, as appointed representatives of the community, has developed these planning goals and objectives for guiding future growth the City. It is in felt these goals will provide a strategy to improve the City' living environment by taking full advantage of the area's assets. LAND USE GOALS: * Maintain the character of Greenville as a low rise, low density residential community. * Develop the most desirable and economical pattern of land utilization in order to allow for the economic provision of community facilities. * Designate and reserve industrial sites in locations which provide room for expansion, accessibility, and protection from encroachment by other land uses. * Designate and reserve land for future retail centers which will provide adequate off-street parking, convenient access, facilities. Cll/am 28 and attractive shopping �* Improve public recreation facilities and opportunities. * Encourage buffer strip development to separate conflicting uses. Land Use Objectives Review and update the Zoning Ordinance to conform with the objectives of this Master Plan by 1989, and review and update every 3-5 years thereafter. Review and update the subdivision control procedures to conform with the objectives of this Master Plan by 1989 and review and update every 3-5 years thereafter. Implement downtown development plans calling for streetscape and parking area beautification and renovation of commercial properties by 1990. HOUSING GOALS * Ensure a safe and adequate supply of single and multiple family housing units, corresponding to demand and income levels and in ~onjunction with a policy of coordinated street and utility extensions and improvements. * Encourage residential development based on the neighborhood concept which provides that residential neighborhoods shall be designated and located such that safe and convenient access is provided to nearby churches, schools, parks, shopping areas, and other community facilities. * Promote the location of future housing units in such a way that economical public sewer and water can be provided along with other private and public utilities. * Promote low density residential development. Cll/am ......__ 29 �Housing Objectives: Rigorously enforce building, housing and fire/safety codes to bring all non-conforming residences up to housing code standards within 10 years. Permit through a special use process the adaptive reuse of larger/older homes in a manner which is consistent with the neighborhood pattern by allowing office use sides in the area between the river and Washington, of Bardy and Franklin; and from the river to East Oak, both to include both sides of Clay, Webster and Smith -all providing conforming off-street parking. Revise residential density and unit size requirements ordinance to coincide with in the zoning the low density goals of the Planning Commission. TRANSPORTATION GOALS: * Promote a transportation system which will facilitate the movement of vehicular and pedestrian traffic in a safe, convenient, and economical manner. This includes paved streets, sidewalks, and curb and gutter on all City streets. * Institute a policy of limited exit and entrance points on major thoroughfares. Iransportation Objectives: -- With respect to truck routing, undertake the following activities: 30 �1) Pursue discussions . with (MOOT) and entire area the Michigan Department of Transportation Eureka Township to develop permanent truck routes in the including, if necessary the VanDeinse to Charles connector. 2) Recommend ordinances empowering local law enforcement personnel to ticket violators of truck route network ultimately developed. Install the following traffic improvements by 1989 to accomodate current truck traffic until a permanent truck route system is developed with MOOT and Eureka Township 1) Widen Charles Street at Lafayette and increase the turning radius on the northwest quadrant of that intersection to provide proper westbound truck turning room. 2) Install wider turning radius on the northwest quadrant of the intersection of Lafayette and Washington to provide proper west bound truck turning room. It should be noted that although this intersection should from the truck route be removed improvements are system, the intersection badly needed by local truck traffic and passenger vehicles. 3) Install wider turning radius on the southeast intersection at Lafayette and Fairplains to provide quadrant of the proper eastbound truck turning room. 4) Install wider turning radius on the southeast quadrant of the intersec- 31 �tion of Lafayette and VanDeinse to provide proper eastbound truck turning room. 5) Widen VanDeinse at Walnut to provide proper turning room for westbound truck traffic, of that install wider turning radius on the southwest quadrant intersection to bound trucks, provide proper truck turning room for south and widen the southeast quadrant of that intersection to provide proper turning room for trucks bound for the industrial park. COMMUNITY FACILITIES GOALS: * Acquire and develop land for a system of parks and recreation facilities, strategically located so that all areas and age groups are served. * Provide public sewer and water services, adequate in quantity, to meet present and anticipated future demands for fire protection and household, business and industrial use. Community Facilities Objectives: Implementation of the City Capital Improvements Program as approved by the City Council. Implement the Recreation Plan Improvements with priority given to completing improvements to serve the Greenville West Development, and the expansion of Veterans and Pearl Street parks by 1993. Cll/am 32 �GOVERNMENTAL GOAL * Encourage the continuing communication and cooperation with surrounding communities with respect to solving mutual problems and opportunities. Governmental Objectives: The Planning Commission will meet regularly with planning bodies in Eureka Township and Montcalm County to discuss areas of mutual concern. Support the efforts of. the DOA, TIFA, and EDC to attract at least one non- durable/light industrial facility annually using PA 198 of 1974, PA 450 of 1980, PA 197 of 1975, and other incentives as appropriate. CONTINUED PLANNING GOAL * Implement a program of periodic review and amendment of the Master Plan and amendments as necessary to ensure adequate control and direction over future growth while maintaining a progressive and subdivision regulation, up-to-date zoning ordinance, capital improvements program, and other studies or ordinances as required by changing conditions and trends. Continued Planning Objective: Annually prepare a report which highlights assessing the City's efforts at implementing this plan, Master Plan as necessary. Cll/am previous year's 33 activities, and updating the �The Planning Commission will meet periodically with such organizations as the DOA, TIFA, Board Chamber of Commerce, of Education, Downtown Retailers Association, and the City Council. The purpose of these meetings will be to keep the Planning Commission informed on community needs and opportunities. Cll/am EDC, a broad spectrum of �MASTER PLAN PLANNING CONCEPTS AND DIRECTIONS Maj6r concepts which serve as the basis for the land use areas illustrated in the Master Plan include the statements, previous sections of this document. assumptions are those locating the the Greenville west commercial business industrial the in the Plan update. Among these industrial area in northwest and northeast corners of the City, area, found Other major plan concepts include planning and zoning decisions made prior to this Master decisions and goals development, the central area at Fairplains and Washington Street, the network of City parks, and the established pattern of residential neighborhoods. The Master Plan recognizes that the growth and industry expansion of local has created a need for additional affordable housing. has provided more acreage for multi-family housing as well as and area The Master Plan preserving the single family character of existing neighborhoods. The central commercial and office area has been enlarged to encourage expansion and opportunity. is designated. Immediately adjacent (east and west) a buffer/transition An office area to the east and southeast providing opportunity for new construction or conversion of existing this area structures to office use. In area older homes may be converted to office uses or multi-family uses provided off street parking and signage requirements are observed. A major transportation consideration is alternative interim and permanent routes through the City. The recommendations of the Planning Commission are set forth in the Transportation Objectives in the preceeding section. Cll/am truck 35 �FUTURE LAND USES Future land uses are identified on Map 5 of this Greenville Master Plan. A more specific description is outlined below. Industrial. The areas designated are planned and zoned for industrial growth. Types of uses envisioned for these areas include so-called clean manufacturing and fabrication, assembly, packaging, printing, reproduction, transportation, storage and warehousing types of industrial uses. With the expansion of the multi-family areas, a market for mini-storage areas may be created and should be included as an industrial use. New industrial development and reuse of existing promoted. Although lacking a convenient Greenville has much to offer new industry. the City's vacant facilities should be Interstate Highway connection, The business retention efforts of economic development staff and the Chamber of Commerce should take full advantage of the available industrial land. To the extent these efforts to retain and expand the industrial base are successful, the diversity and health of the local economy will be enhanced. Commercial. Commercial areas illustrated on the Plan map reflect the where long-term commercial growth is encouraged. they exist today - planned and zoned. locations The bulk of these areas are as Expansion potential exists within these areas and the Planning Commission and the Downtown Development Authority should continue to coordinate plans and ideas for the enhancement of Greenville business downtown and in neighborhoods and strip commercial developments. Cll/am 36 �The strength of the downtown commercial base is vitally important to the overall health of the community. For greatest impact, the retail core should remain concentrated and significant retail expansion should not be encouraged stronger downtown emerges. However, developments must not be ignored as might a existing neighborhood and strip commercial these provide convenience otherwise leave the area but for their existence. to beautify the downtown area, until shopping that The efforts of the ODA improve it convenience and fill vacant stores should be supported. Office. The The office areas designated on the Plan map reflect a two-fold purpose. first is to provide a land use separating high and low intensity uses of land and the second is an opportunity to convert large, older single family dwellings into a reasonable use without altering the architectural character of the area. Such uses would include professional offices (i.e., CPA), design that the studios, and other similar low traffic uses. Zoning Administrator review each project site attention given to parking, medical, legal, It is recommended plan with special character of site and area, and surrounding uses of land. Residential. in The Master Plan map graphically illustrates several this category. Future uses of land (parks, is somewhat limited. Available land for There are density residential vacant land north of W. Hillcrest churches, schools, home should be closely reviewed to determine their long-term impact on the neighborhood and surrounding area. development areas All of the areas are established residential neighborhoods. non-residential occupations) large Street and Youngman Road, new single family approximately 42 acres of low Washington Street between S. a 37 acre parcel on Kent Road (only 17 acres of which are not wetlands and are developable) and a few smaller tracts, Cll/am 37 �most of which are planned for multiple residential. The demand for good quality single family housing appears to be strong and the City could encourage development by participating in some of the pre-development costs of a constructively phased development. The City's Zoning Ordinance provides for minimum unit sizes that could in severely undersized units in high density projects. result This is a reflection of prior development and zoning dec,sions that are no longer feasible or desirable in the local market place. The Zoning ordinance should be revised to remove or amend these obsolete provisions . In the area of converting older single family houses to multi-family units, the Zoning ordinance should be amended to provide for such as a special use. Such conversions can dramatically change the character of older neighborhoods if not properly supervised and controlled. Minimum unit sizes must be be provided. conversions Off street, rear or side yard parking must increased to prevent abusive resulting in as many as six or eight small apartments in one large older building. Street System. The street system incorporated into the Master Plan is designed to facilitate the movement of through and local traffic in a safe, and economical manner. Major streets include M-57 (Lafayette), Baldwin, Hillcrest, Charles, VanDeinse, Walnut. convenient (Washington), Fairplains, Marvel, and A Charles-VanDeinse Connector has been suggested to improve traffic flow. A permanent truck route is to be established by the City, MOOT, and Eureka Township. Cll/am M-91 38 �IMPLEMENTATION There are a variety of different ways to assist in making this plan The Goals a reality. and Objectives provide a framework for making decisions. that process, To aid in several traditional and less traditional resources are available. This final section of the Plan, will briefly review some of these tools. Regulatory Actions: * Zoning Ordinance Review and Revision this is critical to ensure that the Zoning Ordinance is consistant with this land use plan. * Subdivision Control Procedures - similarly, this should be reviewed to ensure that future developments are consistent with modern principles of land use planning. * Capital Improvements Planning - this is a six year program which prioritizes major capital improvement projects and will assist in focusing specific direction in implementing this Master Plan. * Building and Safety Code Enforcement - this ensures that the current housing and building stock is maintained in a stable condition and minimizes deterioration. * Planning Commission Authority and Map Improvements Act - these public acts provide the authority to review projects before they are implemented to ensure that they are consistent with this plan. Public Facilities and Resources: * General Obligation Bonds - for major public improvements. * General Revenue Bonds - through the City, the Economic Development Corporation Cll/am 40 �and Downtown Development Authority or Special Assessments Districts providing financing for municipal projects. * Tax Increment Financing - by using the Downtown Development Authority or Tax Increment Finance Authority to capture growth in tax revenues. * Industrial Tax Abatements - under Act 198, Public Acts 1974, which will provide incentives for a new industry or rehabilitating existing industry. * Michigan Municipal Bond Authority will purchase small municipal bond issues resulting in lower overall borrowing costs. State and Federal Resources: * Small Cities Community Development Block Grant Program and UDAG - these programs provide discretionary grants and loans for economic development and planning projects. * Land and Water Conservation Fund/Michigan Natural Resources Trust Fund - for providing recreational facilities. * Michigan Outstate Equity Fund/Michigan Council of Arts Grants - which provides resources for cultural and art projects. * Historic Designation - this can provide technical assistance and rehabilitation tax credits. * Michigan Strategic Fund - to provide assistance, technical information, and bonding authority. Private Initiatives: * Joint Ventures and Private Sector Syndications - To promote public projects by using private sector capital. * Private Purchase and Lease Back - Again, Cll/am 41 using private resources to finance �and lease-back public facilities. * Private Foundation and Local Business Donations - efforts should be made to ' encourage local participation from private busi~ess within the c{ty and from foundations within the community and outside the area. Coordination Public participation and coordination with other organizations critical in ensuring that the planning process works. also The Planning Commission should encourage a maximum amount of participation planning organizations, is municipal and county agencies, and work with other as well as state ' officials. This effort would provide a useful interests. As indicated previously, the Planning periodically meet with -like planning bodies County. exchange of ideas Commission in Eureka Twp. The purpose of these meetings should be to review matters fields as economic development, downtown redevelopment, appropriate should and Montcalm of mutual concern (i.e. truck routes) and to develop agreement on joint action. specialized In such transportation development, These meetings can serve to the Planning Commission aware of the activities of these organizations staff and their impact on this document. can or the Planning Commission should meet periodically with staff and/or advisory bodies. staff resources and keep and In addition, these organizations and benefit from the more generalized perspective of the Planning Commission. In this connection, it must be remembered that the Planning Commission is not charged with the responsibility of developing specific expertise in all areas of local development. Rather, it is intended to serve a coordinative and advisory role to a number of public and quasi-public authorities and agencies. In this capacity, the Planning Commission can serve the important function of Cll/am 42 �information clearing house while, simultaneously, supervising the general direction of growth and development in the community. As a final mechanism to making this plan work, and updated regularly. On an annual basis, it must be reviewed, assessed, the Planning Commission should consciously consider what has been done to achieve the goals and objectives of this plan, and what has changed in the community to necessitate changes in the plan. This is the most important part of the planning process for if the plan is not reviewed, reconsidered, or adjusted, it will only have momentary value. It is the planner's responsibility to ensure that this plan becomes a living document. advocate Therefore, role in it is critical that the Planning reviewing, administering planning process. Cll/am 43 and Commission following play the through in this �REFERENCES The following list of documents, references in compiling this Plan. studies and reports were used as Copies of these documents are available in the City offices for review. 1. Recreation Plan, City of Greenville, March 1984. 2. Charles-VanDeinse Connector Phase I Report, Granger Engineering, Inc. January 1982. 3. Zoning Ordinance, City of Greenville, 4. Street Improvement Program, Adrain H. Effective November 1981. Koert, Traffic and Parking Consultant, November 1980. 5. Downtown Revitalization Plan, Gove Associates, 6. Parking and Transportation Plan, Gove Associates, Inc., August 1980. 7. K-Mart Economic Impacts Study, 8. CentralBusiness District Study, Michigan State University, May 1979. 9. Regional Analysis: Comprenhensive Planning Needs, West Michigan Region 8 Office, Inc., August 1980. October 1979. Regional Planning Commission, June, 1976. 10. Flood Hazard Analysis - Flat River, U.S. Dept. of Agriculture Soil Development Plan and Future Land Use, Current Master Plan, Conservation Service, March 1976. 11. Community Williams &Works, May 1975. 12. Traffic Survey Report, 13. Greenville 14. 1980 AAA Automobile Club of Michigan, Traffic Study, Greenville Traffic Committee, Census of Population and Housing; 1982 Census Wholesale Trade, Retail Trade, and Services Industries; of County Business Patterns, US Bureau of Census. Cll/am 44 1973. 1986. of Manufacturing, and 1980 Census �A P P E NO I X • l �FINAL RESULTS Mar:::h, CITY OF GREENVILLE Pl ANNING COMMISSION THIS IS A RANDOM SAMPLE OF THE RESIDENTS OF OUR CITY. MINUTES TO GIVE US YOUR THOUGHTS ANO IDEAS. 1985 PLEASE TAKE A FEW In order to assist the City Planning Corm,ission in the developm,rnt of goals, objectives and priorities to assure the sound future growth of the city, your opinions and answers to the following questions are needed. TO BE COMPLETED BY AN ADULT MEMBER OF THE HOUSEHOLD (PleasP. note - your name is not required.) 1. GENERAL INFORMATION 1 A. B. Male ill• Female lli• Married .2§.!i Single ill• No. in household Are you ~ under 35; ~ 35-65; ~ over 65 What is your occupation? Blue Collar Employed now .?.il• Unemployed now 49\ Il._; tihite Collar 51\ Retired 2 3 4 5 6 - I ~;. - -1::, - L:?\ - 14 ·• 12\ 1\ J9\ C. Where does the principal wage earner in your family work? (Please name City.) Greenville 80\ Grand Raoids 10, D. How long have you lived in Greenville? o - E. Why do you live in Greenville? ~1.L Prefer small city li..:i.L Home town ~l...!..... School system 10 years 24.S\; 11 - 20 years 24.51.; 21 - 40 years 27.5\; over 40 y~ars 2J.3\ (ch@ck one or more) ; 7 Close to r@crP.ational areas ~.::_ Own property Other tJear work I relatives 1 :,eople job opt!nin<JS F. Should Greenville continue to grow on a. planned basis? Yes~; No~ North --21!,_; East~; South~; West~; All. directions~ G. Over the past five years, the City of Greenville has experienced much growth. Do you feel this growth has been good for the City? ~Yes;,:!_NO H. In your opinion, this rate of growth has been: lli Too slow 12, Too fast -21! Just right 2. RESIDENTIAL GOALS A. Should the City encourage new residential development? ~Yes;~No B. Should the City ~ill Single ~...fil Senior ; ~ Mobile encourage: (check one or more) family homes J49 Apartments ~itizen housing ill Duplex home park 1124 Low income housing C. Should old, large singll! family homes be allowed to be converted to apartments? Yes, out wi~h controls. �I ► 3. COMMERCIAL GOPLS A. If you shop outside the Greenville area, why? 1..2.l Less expensive Other ~ B_e tter service parl:i :1g meters, like malls better, ill Better selection sccc i a 1 tv shrms. B. How often do you make major shopping trips outside the Greenville area? _11_ weekly;~ monthly;_ other Varies c. Should the City encourage more commercial development? E2l Yes; l.ll No ---..--------- If D. what kind? Restaurant, ilalL Deuartment Store, Retail, Shoe :store where? Downtown, West Greenville i,orth Greenviile Does metered parking discourage your shopping in the downtown area? ill Yes; fil No SO, 4. INDUSTRIAL GOALS A. Should the City encourage more industrial development? ~Yes;~ No If so, what type should it be? (Check one or more) 2.!,! Light man~facturing Other and warehouseing Any Kind, hi9h tech ~ Heavy manufacturing B. Should the City help by providing utilities or roads? ~Yes;~ No C. What are your feelings about the location of industry? (Check one) d7\ Should all be in controlled 13, No restriction on location industrial parks? Cornnent: __1J_o_t_1n_r_e_s_i_d_e_n_t_i_a_l_a_r_e_a_s_._ _ _ _ _ _ _ _ _ _ _ _ _ _ __ 5. RECREATTON GOALS A. Should the City encourage more recreational areas and facilities? ~Yes;~ No;~ in the City;~ nearby B. What type of recreational facility do you feel is most needed? ::;wimm1nq Pool, pl.1c:c's for tc:ens, parks / play9round 6. I csee Attac :1menc1 seniors area What do you feel are the greatest assets fn the City at this time? (S=e Attachm.,ncJ People, size, Fire / Police Dept., school system, community center, appt!arance. 7. What do you feel are the greatest problems in the City at this time? Traffic congestion, high taxes, snow removal, parking meters, sewer sludge diposal. 8. Additional comments: csee Attachment) & �9. FUNDING A. Do you think the City is getting its fair share of: 60\ FP.deral funds; 40, State funds 8. Do you think the City should agressively "go after" such funds? _ill Yes; lli No C. Do you think G~eenville taxes in telation to benefits received are: ~ High; fil Average; .l.!... Low (Remember. your tax bil 1 inc 1udes taxes for schoo 1s. city services, ar.d county requirements.) 10. COMMUNITY IMPROVEMENTS A. Do you support a sidewalk improvement program in Greenville? ..JJl." Yes; ~ No 8. If so, how should this be funded by? 1.§l General tax funds m Specific tax earmarked for sidewalks ~ Spt>cial assessment _ Other (please specify) 1 1, Donations In<.iividuals oay, federal; st;ai;e fJ!ods C. Do you s·upport a curb and gutter i mprovemt>nt program in Greenv i 11 e? ill Y~s; .ill No If so, how should this be funded? 57\ General tax funds 22!. Specific tax earmarked for"sidP.walks ~ Special assessment _ Other (please specify) a, Donations Individuals nay, ~ederal/state funds D. MOTE: RESULTS OF THIS QUESTIONNAIRE WILL BE REVIE',IEO AT A PUBLIC MEETING AT THE CITY HALL TO BE HELO ON MARCH 13, at 8:00 P.M. TELL YOUR FRIENDS. Please refold this questionnaire so that the City Hall address and stamp is visible. If you desir~, remove your namP. and address label from the auP.stionnaire. Staple or tape the questionnaire and place in the mail. Thank you for your corrments. GREENVILLE PLANNING CO!'MISSION �ATI'ACHMENT /sb. Types of Recreation areas ·needed: 2x 28x 4x 4x 6x 7x 4x 16x 3x 9x 4x 2x 2x 2x •• Cycle paths Swlmming Pool Picnic Area Tennis courts Ice Skating Baseball E' ield Camping Skiing Places for Teens Spa/Gym Parks/Playground Recreation for Senior Citizens Movie Theatres Dances Multi-use Facility Family Oriented AuditoriWll ~ackel:ball courts Walking ?aths Educational Programs Greenville's Assefts 5x Bx 5x 1 l:< llx 20x 2x 7:< 5x 2x 2x ax Bx 3x 2x 5x 1 lx ox 2x 6x 9x 2x 3x 2x J,c Jx 3x Jx Appearance Fire/Police Department City Management Size PcoplEi School System Danish Festival Churches Clean l!ospitAl L.1.brary Location Industry Parks/Playgrounds Low Crime Rate Progressive CoffllllW\ity Good Shopping Areas Great Services 11ai.l Delivery Community Center West Side Expansion Rec. Areas Downtown Work Available Mei Jer Competition Now Cj,t~ Hall Small Town Living G.aneral Lay-out Business/Factories Parks Restaurants Close to Grand Rapids Dial-a-ride Baldwin Lake Public Safety Department No City Income Tax Broad Tax Base Transit Bus Best water Police and Fire Building 7. Greenville's Problems Sx 12x Sx 2x 19x 2x 3x 2x 2x 2x 6x 4x 4x 7x 2x 2x 9x Jx 7x Jx 3x 6x 2x Jx Jx Poor Snow Removal City Managers are poor administrators Lack of traffic lights Need different route for Semi's Tratfi~ cony~st.1.on parking close to corners-blocking right t~rn lane Dogs running loose Not clean-enough Too many slum areas Too many on Welfare Not enough industry No jobs for· teens Parking Meters Poor Police Department Drugs Sewer, Sludge Disposal Empty Building downtown Downtown merchants are afraid of competition Outdated Zoning Restri~tions Downtown revitalization No forsight in planning for future Not enough rec. areas for teens/children Air Pollution Resuurants close early on Sunday Too much tax al:latement on non-essential projects Not enougn sidewalks Sidewalks not maintained High taxes (they change from Township to Townshiµ) Need library expansion No curfew enforcement Decaying houses in older section of town Updradd of Baldwin 9each needed No promotion of rec. facilities Parking Need a city tax for Greenville Need fitness center City agencies interfering with private enterprise Need more retail clothing stores Need aggresaive retailers Poor water drainage in city Rundown apartments near downtown Property Taxes Too many ball fields Junk cars stores in back yards Refuge thrown from cars Poor enforcement of speed ll.lllit No parking near City Hall Danish F~stival Crime All the bars Tax Breaks for new business not old business ��-------~ 0 / I H O(IHS( □B~□□!B~ ~qJDDI ~ 1 □□ ~ ~DJ □ D~D1D □ R[SS ST ~1 I1 iiHlJ Di ·NGRC_s_sll. 8 ....,.,,J }_t TRVNK 6RANO lt'[Sf(NN ''""" ~u::-u~- . ~~::r -] =- .,...,c: IL-...J~~ ,□ ~ r--.c::; s...__ ~- ':D ~~. ~~ LJ1 ~,,----irri~ol '11_:]□a:o-.'.:J~in~-- ~~L:-~I 1 i- 1 Y. I'\ ~1,l n,, - ;~,:1i ~~1n , I :::Gl1 1 ~ 1 rn " § L_J ~ _ 1 - - - - - - -· § !. .: ~%!;1 : =, u 1u~ ~1, 1 ~~, ilol-===-=~· . 'J ~ JV00 I ~1L]CJ~1 _J - - ]Iell ~I~/~ Dip~ 8[NITA SI~ ~., ~t ~r~~C]I □□□ 5 ::I;1□,,,2'"'"'. ,~1,-/~Lll. i1□ I~□:□ 1L_fil LJ - !~ [ 2 .I ': ~□ l(un[" ~In!§I w • ·1c=i1 ~□ , .. c,:.:: ti SI I. &11CR•ooJ ,~ SI I/ R0SCw00~ ; s•~0 .-I 1 11 ~,Rl(R ~ -..cr+A_\!J/ OOOlAkO 1 -· _;---t1 0 Legend . - - - - - - County Line .. .... - - - - - - Corporate Limits Street Systems N - - - - State Trunk Line ■ ■ ■ ■ 1122zz111111121 County Primary County Local ==== Local · Street = = II Major Street Map3 1111111111 I Village Adjoining City or Street ® City Offices SCALE 1 0 1000 1000 JOO0 IT Transportation Map City Of Greenville Prepared by Michig?n Department or Transportation ---- 0 '"'--''""" October, 1986 �,- :;; 0 H O(IN S( □a~□□:B~ ·~ 1/D □ ,,lfflOfO □ c=J □,□□ ~1 ~ ~n n fili §11~ -~ ~ ~[]001 1 SI I ~~;;;::;;;:;;~ ~ Rl l( ROI O ~ ■■ SI J :;;11 :;;" 11 - - r ]IT ~~i ]~ ~,r m1~ 1111 2 11 I" IS ~]. 1· A g ----,r=iJ~=-c,- .,,-4SHt"IG10N 18: 1.2.'.'. 11 !1111illilllL.IUlLJUli"·" "ili',•,llliil!! .. llil-. , I.-. ~ - ' I I · ·'I 1 1 ~ l__1L 'LJ m:m,,,fi?,::::1,1 i... ~I DiLJ□□[ ~ L_:J~t ifr::::i~□: c=i 1~,? !e/1:j ~D, ,. "''" ~ -------1 ILJ lc uR(kA §I I c:=J1 s1 ~ 101 (V:J le s,1/ 0 &1,c ,•ooollg srII ~~IL- ~~ 1 \\ I\ l I · .. ' -~ ~• 0 I 1. [ill " &~~F·· - - Cily Hall • Public Safely Da vis Park Pearl Streol Park Old Water Works Field Frankl in Street Park Friendship House Park Jackson's Landing Veterans Memorial Park Camp Wah -Wah -Tay-See (Tower Mountain) I Tower Park J Baldwin Lake Beach K Edwards Creek Park/ Roadside Park L · Public Boa If anding M yanoe Launch A Alan G . B C D E F G H 5. Treatment Plant 6. Friendship House Residence_ 7. County 4-H Fairground 8. National Guard Armory 9. Hospital 10. Greenville Country Club (PVT.) 11. Fores! Home Cemetery 12. Community Genier i 3 . City • Transit Sys l em i 4. Co. Ambulance Base 15. Water Service Building School Property Olher (Public, Semi-Public) \\ '"I c:Ji 2. library 3. Fial River Museum 4. DPW & Waler Dept. Well Fields ~ Existing Parks CJD l . • OH• OO~ N a High School b Middle School c Baldwin Heights School d Black Field e Cedar Gresl School I Walnut School SCALE '0 lOOO 1000 JOO0 f r Map4 Public & Recreational Areas City Of Greenville Prepared by Michigan Department of Transportation -Williams & Works - - - - - - - - - - - - - - - - - - July, 1987 P.7;',77 �0 ., . r2··, ,: . ___ _ ,._ R R R ·. I , ,.., ,✓..,__ Qt,,, ~~,1 r L_J M-F Legend - - - - Co:.m~y line Street Sys!ems - - - S:31e Trunk Line =x====:r• Co~n:y ?r;r,:~ry ===C~ur.ty ~•I ~ ~.bj:::r S :reet === Vi::a~e A::}:::inir.9 c ;:y :,r S:reet 0 IT] Re~•den:,;,J I M-F j J..!ull, Far7l,;y" ~ Commc,c,al [TI ln~us:nal . [:QJ or:,ce [B Pu~!;c j . ·r Ma;:, 5 Master Plan c::y C:!i:e:. !y of Greenville Pr,....:J.Jf?C:;y Decem~er. f987 ;tevi:1ed ~ / !/ 9 0 I ill!:V:SE::> ,12:1,1 � 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 Greenville_Master-Plan_1988 Creator An entity primarily responsible for making the resource Greenville Planning Commission, City of Greenville, Montcalm County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1988-02-29 Title A name given to the resource City of Greenville Master Plan Description An account of the resource The City of Greenville Master Plan was prepared by the Greenville Planning Commission and Williams & Works and adopted on February 29, 1988. Contributor An entity responsible for making contributions to the resource Williams & Works (consultant) Subject The topic of the resource Master plan reports Greenville (Mich.) Montcalm 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/b9da54230a0475259ff88274e63e0937.pdf eadaa62187f7afe9bb925538fc81f104 PDF Text Text Green Oak Township I Moster Plan • A Plan For the Prese--vafo1 of Rura , C1crc~ter Adopted December 18, 1997 r<evised and Re-adopted July 8, 1999 �• • • •I _Green Oak Township Master Plan A P !an For the Preservation of R ura l Chc racTer I I Adopted December 18 , 1997 Revised and Re-adopted July 8, 1999 •I I I I I I '~ Township Board Jan Plas, Supervisor Marlyne McKim, Clerk Michael Sullivan, Treasurer Rollin Green William Palmer Randy Schonfield Mark St. Charles Assisted by: Carlisle/Wortman Associates, Inc. Community Planners and Landscape Architects Ann Arbor, Michigan Township Planning Commission Lary Marshall, Chairman Wallace Qualls, Vice-Chairman Harold Ludwig, Secretary Mark Chaput Rollin Green Matt Ikle Richard Rule �I I I I I I I -I I I I I I I I I -D TABLE OF CONTENTS SECTION I PAGE INTRODUCTION........................................................ II BACKGROUND 1 STUDIES........................................... 2 LOCATION.................... .. ............................. ... ............ ,., EXISTING LAND USE.................................................... 2 Classifications.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Patterns.............................................................. 3 POPULATION AND HOUSING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Trends ................... .. ................... ... ........... ....... . 9 Characteristics.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 Projections. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Housing Characteristics... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 ECONOMIC BASE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Tax Base............................................................ 17 Employment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 Commercial/Industrial Analysis.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 COMMUNITY FACILITIES AND SERVICES......................... 20 Government Offices/Public Buildings..... .... ......... ......... 20 Police and Fire Services........................................... 20 Water and Sewer Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Other Community Facilities....................................... 21 Recreation........................................................... 21 ROADS........................................................... ............ 24 Interstate and State Routes . . . . . . . . . . . .. .. . .. . .. . . . .. . . . .. . .. . . . . . 24 Primary and Local Roads......................................... 24 Functional Classification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Traffic Counts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Bridges............. ... ............................................. 28 Future Road Right of Way....................................... 28 Private Roads...................................................... 28 �NATURAL RESOURCES................................................. 32 Topography........................... . ............................ 32 Soils . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 Surface Water ..................................................... . 33 Wetlands and Floodplains ....................................... . 33 Groundwater Vulnerability ...................................... . 34 Natural Rivers .... ....... ...... .. .. . .................. ..... ...... . . 37 ERC 37 Resources Capability and Lot Size ..... ........................ . 38 Environmental Contamination .................................. . 39 III COMMUNITY GOALS ................................................ . Citizen Input ...................................................... . 41 Planning Survey .................................................. . 41 Visioning Workshop ....... ... . ................. .......... ... .... . 41 GREEN OAK TOWNSHIP VISION STATEMENT ....... ....... . ... . 43 Goals and Policies ............................................... .. 43 IV FUTURE LAND USE PLAN ........................................ . 54 Natural Resource Planning Considerations .................... . 54 Land Use and Density Criteria .................................. . 55 •I Roads .... .......... ............. . . ........... . . ...... .. . ....... .. . . Natural Features .................................................. . 56 56 56 56 Adjacent Zoning and Land Use .. ....... ............... ......... . 57 I I Residential Land Use ............................................ . 59 Commercial Sector ............................................... . Commercial Land Use ........................................... . 65 66 Industrial Land Use ............................... ............... . 67 Research-Office Land Use ...................................... . 67 I I Public-Semi-Public Land Use .................................. . 67 Recreation-Conservation Land Use ............................ . 68 Natural River Areas .............................................. . 68 COMMUNITY FACILITY AND ROAD PLAN ........................ . 69 Community Facilities and Services ............................. . 69 Roads ........... . ........ ........ ................... .............. . 70 •I I I I I I I I Sewer and Water ................... :.... ... ... ......... .......... . Watersheds, Rivers, Tributaries and Drains .................. . 41 �I I I • • • •I I •I I I I I I I Cluster Housing/Open Space Planning ........................ . 74 74 74 74 Capital Improvements Program ...... ................. ... ... .... . 77 Federal/State Funds .............................................. . 77 Local Funds ......... ...... ......................... ........... .... . 77 Master Plan Updates ............................................. . 78 IMPLEMENTATION ...................................................... . Township Policy ................................................. . Zoning ............ . ........... ... ... ............... ................ . �•I I I I I • •I I I I I '• • • ' TABLE OF FIGURES PAGE Map 1 Existing Land Use 1988 ....... ........ ........ ... ......... ..... .. . 4 Table 1 Green Oak Land Use Comparison 1983-1994 .. .. ... .... .. .. . 5 Table 2 Large Public and Private Land Holdings . . . .... .... .. . .. . . .. . . 8 Table 3 Population Trends ... .. . . .. .. . .. . .. ... .. .. .. .. ... .... . .. . . ...... . . 11 Table 4 Population Projections . .. . ... .. . ... ... . . .. .... .. ... . . . ... . .... .. . 12 Table 5 Housing Units . ... .... .. . .... .... ...... .. ... . .. .... .. ... . .... .. . . . 14 Table 6 Characteristic of Occupied Housing Units . ... ... . . ... .. ..... . 14 Table 7 Characteristics of Year-round Housing . ... .......... . . . .. .. . . . 15 Table 8 Household Size and Occupied Housing Units ... . .. .. .. . .... . 16 Table 9 Comparative State Equalized Value: Green Oak Twp ... . . . . . 17 Table 10 Historical State Equalized Value: l 986-1996 .. ... .......... . 18 Table 11 State Equalized Value: Green Oak Township and Select Neighboring Communities . .. ..... . . . ..... . ... . . . . 18 Table 12 Recreation Inventory . .. ... .. ... ....... . ........... . ........ . . . . 22 Table 13 Road Condition Assessment ... . . . ........... .. . .... ..... . .. . . 25 Table 14 Livingston County Long Range Transportation Plan .... . . Table 15 Functional Classification ..... ........ ..... ............ .. ...... . 26 27 Table 16 24 Hour Traffic Counts .... .. .... .... . .... ... .. ........ .. ..... . 29-30 Map 2 Inter-County Highway Commission Map ... ... ................ . 31 Map 3 Green Oak Township Wetlands ... .. ................. . ....... . .. . 35 Map 4 Green Oak Twp. Goundwater Vulnerability ...... . ... .. . . .... . . 36 Map 5 Green Oak Twp. Environmental Contamination ... . .... . ..... . 40 Table 17 Land Use Criteria and Location Factors . ... . ...... ... ... .. . . 58 Table 18 Residential Land Use Classifications and Corresponding Zoning Districts .. ... .. ... ....... ...... ... .... . Map 6 Future Land Use Map ........ ........... ... ... .. ............. .... . . 59 Table 19 Existing Mobile Home Parks in the Vicinity .. . . .. .. . ..... . . 63 60 �I I I I I I I •I I I I I I I I I I I INTRODUCTION It is the responsibility of the Township Planning Commission to prepare and adopt a Master Plan on behalf of the Township. Section 6 of the Township Planning Act (PA 168 of 1959) states that the "Planning Commission shall make and adopt a basic plan as a guide for the development of unincorporated portions of the Township." The Township first adopted a Master Plan in 1972. Since 1970, population has increased by 81 %, economic conditions have changed. and new Township officials have taken office. The Planning Commission recognized a need to reevaluate the Master Plan and received authorization from the Township Board to begin the updating process. The Master Plan and the 1992 Green Oak Township Community Planning Survey is intended to effectuate positive change in Green Oak Township. The Plan is based upon the existing conditions which are known and future conditions which are reasonably expected within the Township. Perhaps most importantly, the Plan was developed only after extensive discussions were held by the Planning Commission and with members of the public. The purpose of such discussions was to ensure that the Plan properly addressed issues of public concern regarding growth, development, environmental protection, and quality oflife in the Township. The Green Oak Township Master Plan is a community effort to respond to future challenges by planning for them today. The Plan represents the combined efforts of the Township Board, Planning Commission and individual citizens. The Township would like to thank the following groups and organizations from which input and information was received throughout the Master Plan update process: □ Livingston County Planning Department □ Livingston County Road Commission □ Livingston County Health Department □ Oakland County Health Department □ Huron River Watershed Council □ Sierra Club □ Green Oak Township Historical Society □ Southeastern Michigan Council of Governments (SEMCOG) □ Livingston County Home Builders Association □ Environmental Research Council □ Carlisle/ Wortman Associates, Inc. Green Oak Township Master Plan 12-18-97 �I I I BACKGROUND STUDIES A number of studies were conducted to determine existing and predict future conditions in Green Oak Township. The preparation of background information serves as the technical basis for the Master Plan. Existing land use was inventoried and updated from maps originally prepared in 1983. Population and housing was evaluated as to numbers, trends , characteristics and projections. The local economy was analyzed in terms of types of activities and tax base. Community facilities and services and road conditions were inventoried and their adequacy assessed. Finally, information regarding various natural resource characteristics such as flood plains, wetlands and soils suitable for septic systems was collected, mapped and evaluated. LOCATION Green Oak Township is situated in the extreme southeast comer of Livingston County. The western third of the Township is traversed in a north-south direction by U.S. 23 . The northern boundary of the Township is very close to I-96, a major east-west route in the State. The location of Green Oak Township is strategic because of its proximity to Lansing, Flint, and Ann Arbor and the northern suburbs of Detroit. The availability of land, rural atmosphere, and accessibility to major employment centers are important factors in Green Oak. EXISTING LAND USE A basic element in planning the future of Green Oak Township is the consideration of existing land use types and patterns. Mapping of existing land use was first prepared in 1970 and revised in 1983 and 1988. The updated inventory and mapping was conducted by field survey verified by aerial photography. The results of this mapping are presented in Map 1. Classifications To maintain consistency, existing land use was classified for the most part according to the same definitions used in the previous 1983 Township Master Plan. The following land use classifications were used: Vacant and Agricultural - Areas for crop land, permanent pasture land and land lying fallow. Vacant land not used for any purpose and areas occupied by streams, lakes and other bodies of water are assigned to this broad classification. I Single Family and Farm Lot Residential - Areas platted or unplatted, in which single family, detached dwellings and their accessory buildings are located. This category also includes farm and rural non-farm dwelling units. I I I Multiple Family Residential - Areas in which two or more dwellings per residential structure are located. This primarily includes apartments and townhouses. I Mobile Home Park - Areas in which mobile homes are clustered in mobile home parks. Commercial - All areas used for commercial purposes including the retail sale of goods and services. Green Oak T ownship Master Plan 12-18-97 2 �I I I 'I I I •I Industrial (including Warehousing and Storage) - Wbere raw or semi-finished material is processed, fabricated and/or manufactured. Warehousing and storage applies to land areas which are used for the storage of materials, whether enclosed in a building or not. Open storage for junk cars or waste materials are also considered industrial uses. Public, Quasi-Public and Institutions - Land areas and facilities such as schools and government buildings, which are available to or used by the public. Also included in this classification are areas and buildings that are used by a limited number of persons with particular interests such as churches, church-related facilities , and cemeteries. Recreational - Lands owned by public agencies or private organizations for the purposes of recreation. Extractive - Areas in which sand, gravel. clay, peat or rock are mined have been placed in the extractive category. Patterns The map of Existing Land Use on the following page illustrates land use patterns as of 1988. The Township covers an area of 36.8 square miles or 23,714 acres. Table 1 illustrates the approximate acres and percent of existing land use by category. I I I -I I I I I ~ Green Oak Township Master Plan 12-18-97 3 �.., "' "' ::, I I ALrl"Y e 2 , i , I i VACAN 1 @ SINGLE E) MULTIPLE. e MOBILE ® COMMERC tA •• "'0"-0 I -===~• 0 I ~ jjtf":c' 0 INDUSTRIAL PUBLIC, OU @. RECREATION ~. EXTRACTIVE �I I I I I I I I I I I I Single Family Residential In 1970, most of the higher concentrations of residential development were situated on Island, Briggs, Silver, Sandy Bottom, Limekiln and Whitmore Lakes. Residential patterns were largely established sixty years ago when lakefront property was platted for small lot cottage development. While the original purpose of lakefront dwellings were for seasonal use, the post-World War II trend has been to convert them to year-round use. Small waterfront cottages have been demolished to provide sites for larger year round homes. Extensive remodeling of existing cottages has also occurred. The redevelopment pressures and use of small lake lots without adequate utilities has contributed to sanitation problems and overuse of the lakes. Table 1 Green Oak Land Use Comparison (1983 - 1994) Use Category Single-F amil y Multiple Family/Mobile Home Commercial/Office Industrial Extractive Recreation Public/Semi-Public Lakes U.S . 23 Vacant/Agriculture Total 1983 (in acres) 2942 63 25 152 1,605 4,732 240 1,532 200 12,223 23,714 1994 (in acres) Change (in acres) 3980 82 80 790 575 5,400 733 1,532 200 10,342 1038 19 55 638 (1,030) 668 493 0 0 (1,881) 23,714 0 Until the 1970's, non-lake residential development was confined to scattered single-family dwellings along road frontages and a few non-lake subdivisions, such as Saxony-Willmor and Horizon Hills. With much of the lakefront property no\v fully developed, new subdivisions and single-lot residences have scattered to other parts of the Township. A particular characteristic in the Township has been "strip" residential development along major road frontages thereby "landlocking" interior parcels by limiting accessibility. Since the 1970's, numerous new subdivisions have either been initiated or developed along the Nine Mile, Ten Mile, and Rickett Road corridors. Additional residential growth has occurred as a result of lot splits and development of single homes on large parcels not associated with a larger development. Multiple Family Residential Four apartment complexes exist within the Township. One is located near Whitmore Lake on East Shore Drive. Two other apartment developments are located along Grand River. The Township's first condominium type complex, Centennial Farms, is situated west of Rushton Road near Ten Mile Road. Centennial Farms consists of units designed strictly for people over fifty-five years old. Green Oak Township Master Plan 12-18-97 5 �I I I 'I ~ I Mobile Home Parks There are five mobile home parks located in the Township. One mobile home park is located on Bishop Road just east of Fieldcrest Road. Tv,:o small parks are located near Whitmore Lake, between U.S. 23 and Main Street. Another mobile home park is located on the corner of Silver Lake Road and Silverside Drive. Individual mobile homes now in existence were not mapped for the land use survey . .A summary of mobile home facilities is listed below: Mobile Home Park* Collins Trailer Park University Mobile Estates #1 Starlight Trailer Court University Mobile Estates#?. Silver Lake Mobile Park Size in l 1 nits * as licensed bv the State of Michigan Commercial I,. I I I I I I I I iii! t....· C. Commercial uses consisting primarily of local convenience businesses, service stations, and restaurants are scattered in individual locations throughout the Township. Many of these businesses have been established for years. Small concentrations of commercial development are located at the intersections of Lee and Whitmore Lake Roads. Academy Drive and Grand River Avenue, Ei2ht Mile and Whitmore Lake Road and M-36 and Whitmore Lake Road, Ten .\1ile and Rushton Road. The primary determinant in the location of the few existing commercial concentrations is the accessibility by large volumes of traffic, rather than proximity to Green Oak Residents. Industrial A number of industrial sites were scattered in various locations throughout the Township, many of which were in residential areas. The location of these industries was solidified when the current Township Zoning Ordinance was adopted in 1973 when many of these properties were zoned industrial. ~ • ... _ ___ • t' . . , -: • . -~:,~_-.;.~4-~ ~-~:rtr,,~ 't~ Green Oak Township Master Plan 12-18-97 6 �I I I I ~ I I I • • •~ ~ ~ ~ ~ I I More concentrated industrial development has now occurred in four areas of the Township. The area north and south of Silver Lake Road on both sides of the C&O Railroad represents the newest concentration of industrial development. This includes the Gordon Foods complex and the industrial parks along Kensington Road. An industrial complex located on the north side of Grand River provides sites for a concentration of industries. Two other areas with significant industrial development are located adjacent to U.S . 23. North of the C&O Railroad on Whitmore Lake Road is Thermofil, Inc. and Export Corporation. Further south on Whitmore Lake Road is Kelsey-Hayes Company, Lowry Computer, Brighton N.C. Machine and others. The Township also is credited with a number of industrial parks . These parks provide jobs, tax base and opportunities for industrial expansion. By clustering these uses within an industrial park, inpacts to other uses can be minimized. A listing of industrial parks is provided below: Industrial Park* American Aggregates Industrial Park (Edward Levy Co. ) Trout lake Industrial Park Kensington Pines Zander Industrial Park Kensington Road Industrial Park Lowry Technology Park Colonial Acre Industrial Park Size in .-\cres 173 15 80 40 34 38 10 " onl y facilities over l O acres Public, Quasi-Public and Institutional The largest institutional use in the Township is the W.J. Maxey Training School which occupies 202 acres on M-36 west of Whitmore Lake Road. The remainder of public uses include the Township Hall, two Township fire stations, public school buildings, and the Northfield Township Sewage Treatment Plant. Several churches and cemeteries are also located in the Township. Recreation A dominant feature of existing land use is the large amount of land devoted to public recreation. The State-owned Island Lake Recreation Area occupies much of the northern portion of the Township. The Recreation Area geographically separates the Island-BriggsFonda Lakes area from the remainder of the Township. The Huron-Clinton Metropolitan Authority owns a substantial amount of land in Sections 7, 18 and 19. The Huron-Clinton Metropolitan Authority continues development of the Huron Meadows Metropark including an 18 hole golf course. Extractive A substantial land area of the Township was devoted to extractive activities. However, the amount of land is being reduced due to the phase out of mining operations. Only land which is actively being worked has been mapped. As mining operations close, a reclamation process is required to provide for redevelopment opportunities . This as well as the future use of mined lands are issues of major significance to the Township. Green Oak Township Master Plan 12-18-97 7 �I I I I I I -I '- -~ ~ ~ ~ I • Agricultural and Vacant The amount of agricultural lands within the Township has greatly decreased. However, there are large areas of land that remain vacant and rural. The rural character of the Township has been maintained even though the rate of urbanization has increased in the Township in the l 970's and 1980's and through the present. Lakes , rivers creeks, and natural river areas are included in this category and occupy a considerable amount of area. Large Land Holdings A significant portion of Green Oak Township is held in large land holdings by both the public and private sectors. Table 2 illustrates large public and private land holdings within the Township. The largest landowner in the Township is the State of Michigan with the Island Lake Recreation Area and Maxey Boys School. Combined with Huron-Clinton Metropolitan Authority , public holdings constitute nearly 21 % of the Township land base. These public lands will likely remain in public ownership and will be unavailable for any future private use. Private large parcel land holdings are equally significant. The availability of large parcels of private land will be a key determinant in future development patterns. American Aggregates (now Edward Levy Co.) is one of the largest private landowners. As mining operations are phased out, reclaimed land will become available for private development. Another large privately held parcel is the Mariann Hill Missionary Society property owned by the Catholic Church. Mariann Hill occupies most of Section 20. Table 2 L arge P u bl'IC &. P nvate . Lan d H 0 Id.mgs Public OwnershiE Acres State of Michigan Island Lake Recreation Area Maxey Boys School 3.233 202 Huron-Clinton Metropolitan Authority 1.428 Subtotal Private OwnershiE 4,863 Acres % of Total 13.6 .9 6.0 20.5 % of Total American Aggregates (Edward Levy Co,2 517 2.2 Mariann Hill Mission~ 532 2.2 Demaria Investment 164 .7 Green Oak ProQerties 382 1.6 Louis Driver 232 .9 Llo}'.d Tuthill 188 .8 Other Qarcels (over 100 acres) 72arcels 847 3.5 1357 5.7 Other Qarcels (between 40 & 99 acres) 23 2arcels There remains a number of other private parcels ranging in size from 40 to 100 acres. The suitability of these parcels for development will be dependent upon a number of factors including accessibility to roads, natural resource conditions, environmental factors. development costs, and market conditions . Green Oak Township Master Plan 12-18-97 8 �I I I I POPCLA TIO~ AND HOUSING A key concern in the preparation of a Master Plan is the preservation and creation of a living environment which is desirable to all members of the communitv. Past trends. current levels and characteristics, and future expectations of the population are all i~1ponant elements in detennining future land use and facility needs . Trends Green Oak Township is located in one of the most rapidly growing areas in Michigan. Population trends are presented in Table 3. The gro\:vth of population in Green Oak Township and surrounding communities has been substantial since 1960. The Township remains the third most populous community in Livingston County with a 1990 Census of 11.60-l- people. an increase of 7% since 1980. SEMCOG population estimates state the Green Oak Town ship popualtion in 1995 is 13,758. This is an increase of 18.6"c from 1990. In 1960 and 1970. Green Oak Township was the most populous community in the County. Population growth between 1960 and 1990 has not been as rapid in Green Oak as in other neighboring communities. HoweYer. Green Oak Township was more fully developed in 1970 than other communities and slower gro\vth rates are indicative of a more mature community. Green Oak Township Master Plan 12-18-97 9 �I I I I I I I I I ~ Characteristics In addition to the actual number of people, the characteristics of the population are important in determining both the Township's development potential and future needs. One of the more important characteristics is age composition. Key facts regarding population characteristics from the 1990 Census, 1995 SEMCOG Estimates and 1996 SEMCOG Projections are presented in the following tables and summarized below: 1. The number of persons per occupied household is 2.82. slightly less than the County average. 2. As a result of Maxey Boys School, nearly 5% of the Township population resides in group quarters. 3 The percentage of minority population in the Township is not significant. 4 The median housing value in 1990 was S 102,000, slightly higher than the County median. 5. Per capita income for Green Oak Township in 1990 was S 17,272 which is slightly less than the County average. 6. A mid-decade census was undertaken in 1997 which revealed that the population growth from 1990 to 1997 exceeded 15%. 7. The 1997 census reports that the Township's total population is 14,924. ~ I ~ I I I I I Green Oak Township Master Plan 12- 18-97 10 �- .-..,. .... ___. ... ...... ,...... - Jiiliiillli ....... ....... ......... -~ -..;,J ,.._ ....,,... --... Table 3 Population Trends Green Oak Township and Select Neighboring Communities 1960-1995 % Change % Change % Change Estimated % Change Community 1960 1970 1960~1970 1980 1970-1980 1990 1980-1990 1995 1.990-1995 GREEN OAK TWP 4,631 7,598 64.1 I 0,802 42.2 1 1,604 7.4 13,758 18.6 Brighton (City) 2,282 2,457 7.7 4,268 73 .7 5,686 32.2 6,026 6.0 Brighton Twp. 2,875 5,882 104.6 11,222 90.8 14,815 32.0 16,701 12.7 Genoa Twp. 2,402 4,800 99.8 9,261 92.9 10,820 16.8 12,708 17.4 Hamburg Twp. 3,189 5,481 71.9 11,318 106.5 13,083 15.5 16,046 22 .6 38,233 58,967 54.2 100,289 70. 1 115,645 15.3 133,600 15.5 Lyon Twp. 2,880 4,500 56.3 7,078 57 .3 8,828 24.7 9,907 12.2 South Lyon (City) 1,753 2,675 52.6 5,214 94.9 6,479 24.3 7,776 20.0 Northfield Twp. 3,279 3,975 21.2 4,672 17.5 6,732 44.0 7,220 7.2 Livingston County SOURCE: U.S. Bureau of Census and SEM CO( i "J>opul:11io11 aml <k<.:upied !lousing Units in Southeast Mid1igan , 19<)5" Mid-Decade ( 1997) Census: 14,924 11 12-18-97 �Table 4 Population Projections Green Oak Township and Select Neighboring Communities 1990-2020 1990 I PROJECTIONS CENSUS 199 .'i 2000 2005 2010 I % CHANGE IN POPULATION % Change % Change % Change 2015 2020 1990-2000 2000-2010 20 I 0-2020 20,983 21,549 25,586 . 30,677 12,700 10,761 6,998 12,960 4,713 15.8 37.3 3 7. 9 48.6 31.0 35.0 24.3 32.7 20.8 11.8 26.9 28. 5 30.6 20 .8 35.0 14.3 21.4 15.6 9.4 14.2 24. 4 20.8 16.9 37.3 7.5 17.3 14.4 -.6 -4.8 TOWNSIIIPS Brighton Genoa Green Oak llamhurg llartland llowell Putnam Tyrone Unadilla 14,815 10,820 It ,604 13,083 (,,860 4,294 4,580 6,854 2,949 15,689 12,769 14,000 16,587 7,92(, 5,036 5,137 8,002 3,282 17,151 14,854 16,011 19,440 8,990 5,800 5,693 9,097 3,565 18,160 16,924 18,089 22,517 9,909 6,679 6,174 10,053 3,830 19,177 18,862 20,573 25,390 10,859 7,835 6,509 11,047 4,121 20,230 20,401 23,243 28,227 1 I ,838 9,313 6,788 12,067 4,433 5,686 8,147 6,(>90 9,415 7,241 10,345 7,424 10,622 7,409 10,592 7,390 10,368 7,365 10,078 27.3 26.9 2.3 2.4 I 15,M5 135,558 151\,061 170,853 187,725 204,875 219,674 33.2 21 .8 cmES & VILLAGES C. of Brighton C. of Howell LIVINGSTON CNl'Y. 17 SOURCE: U.S . Bureau of Census, SEMCOG "Regional Development Forecast, June, 1996" PREPARED BY: Carlisle/Wortman Associates. Inc., 1997 .................... 12-18-97 12 - 1111. ........ �I I I I I I I I I I I I I I I I I I I Projections Migration and jobs are the most important factor in determining growth. While local government has little control over births and deaths, migration to or from the Township can be influenced by employment, housing, local government services, and the general quality of life. The inability of local government to exert control over all factors which determine population growth does not diminish the importance of local projections. In the case of Green Oak Township, development policies can have a substantial effect on the level and location of future growth. ... population projections serve not as a self-fulfilling prophecy, but as a target of a desired level of growth which may be altered through local development policies. As a result, the projection of population should serve as a guide to local decision making to assess the effect of growth on current and desired conditions in the Township. In this manner, population projections serve not as a self-fulfilling prophecy, but as a target of a desired level of growth which may be altered through local development policies. The Southeastern Michigan Council of Governments (SEMCOG) has prepared detailed population projections for Southeastern Michigan communities. The results of the June, 1996 SEMCOG Regional Development Forcasts for Green Oak Township and select neighboring communities are illustrated in Table 4. The SEMCOG population projections for the year 2000 in the Township is 16,011 , for 2010 is 20,573, and for 2020 the projected popualtion is 25,586 which is an 83% increase from 1995. The total number of households are projected to increase from 4,256 in 1990 to 5,322 by 2000 and 6,127 by 2010. Although the level of growth had slowed since the boom of the 1970's and l 980's, the recent population increases have picked up again. The percentage increase from 1980 to 1990 was only 7.4%, while the projected increase from 1990 to 1995, only half the amount of time, was 21 %, nearly three times the rate from 1980 to 1990. Housing Characteristics Housing characteristics indicate that growth in housing stock in the Township has shown greater increases than population growth. While population increased by 7 % for I 980 to 1990, the number of housing units increased by 21 %. Green Oak Township Master Plan 12-18-97 13 �I I I I I I I I I I I I I I I Table 5 Housing Units Green Oak Township and Select Neighboring Communities 1980-1990 Total Housmg Units Commuruty l~l'SO 1990 GREEN OAK TOWNSHIP 3,508 4,256 21.3 Brighton (City) 1,875 2,509 33.8 Brighton Township 3,649 4,874 33.5 Genoa Township 3,359 4,065 21.0 Hamburg Township 4,496 5,090 13.2 34,951 41 ,863 19 .8 Livingston County % Change 1980-1990 Source: U.S. Bureau of Census 1990 Housing data within the Township is presented in detail in the following Tables: Table 6 Characteristics of Occupied Housing Units Green Oak Township and Select Neighboring Communities 1990 Commuruty lYYU Total Owner Occupied - % Renter Uccup1ed Median V aloe % Median Rents . Housing Units GREEN OAK TOWNSHIP 4256 86 .7 $102,000 13.3 $460 Brighton (City) 2509 63 $93 ,600 37 $472 Brighton Township 4874 92 .7 $128 ,900 7.3 $451 Genoa Township 4065 91.1 $120,900 8 .9 $419 Hamburg Township 5090 89.5 $100,200 10 .5 $467 Livingston County 41,863 84 .5 $97 ,300 15.5 $451 Source : U.S. Bureau of Census 1990 I I I Green Oak Township Master Plan 12-18-97 14 �•1 I I I I I I I I I I I I I I I I I I I ' Table 7 Characteristics of Year-round Housing Units Green Oak Township and Select Neighboring Communities Community % Served by Central Water % of Houses Built % Served by Public · 1939 or Earlier f941J-1980 1980-1990 Water GREEN OAK TWP. 20.4 19.1 21.9 9.1 69 ----+-----+------1--------1--------~---~ 24.7 Brighton (City) 97.4 97.6 60 .2 15 .1 ""-----+-----+------1------~--------~---~ 29.5 Brighton Township 15 .6 3.7 3.2 67.3 --"---+-----+------1--------lf------~---~ 23.9 Genoa Township 15 .2 19.7 67 9 .1 _..---+-----+------1------~-----~---~ Hamburg Township 3.7 3.4 11.5 68 .4 20.1 Livingston County 23 23.3 13.6 64.3 22.1 •I ,, I ,i Source: US Bureau of Census 1990 The above Tables are summarized below: 1. Housing stock is overwhelmingly year-round versus seasonal resulting from new construction. 2. A greater percentage of housing units were constructed in the Township than in neighboring communities prior to 1939, reflecting the amount of pre-World War II cottage construction prevalent in Green Oak Township. 3. A smaller percentage of housing units were constructed in the Township than in Brighton Township and Brighton City, resulting in a slower rate of population growth. 4. The median value of owner-occupied housing is $102,000. which is higher than most nearby townships and fourth highest of all Livingston County Townships. 5. Median rents for renter-occupied housing are higher than other nearby townships. 6. Of all Township housing units, 13.3% are renter occupied while of the County's housing stock, 15.5% are renter occupied. 7. Of the Township's 4,256 housing units, 19.1 % are connected to public sewers. 8. The Township has 154 mobile home units. Most of these units are located within the Township's five mobile home parks. 9. Green Oak Township has the highest number of rental units of all Livingston County Townships. The Table below reveals that the national trend of decreasing household size is reflected in the trends in Green Oak Township. II ., Green Oak Township Master Plan 12-18-97 15 �Table 8 Household Size and Occupied Housing Units Green Oak Township and Select Neighboring Communities 1990-1995 . .. Commumty " ....··, •, ' '1990 Persons Per ·Occupied . · Occupied_ Housing Housing Unit ' Units 1995 C , Persons Per .. Occupied Housing Unit Occupied Housing Units GREEN OAK TOWNSHIP 2.86 3.892 2.82 4,720 Brighton (City) 2.4 2.374 2.3 2,625 Brighton Township 3.17 4.659 3.12 5,331 Genoa Township 2.91 3.709 2.83 4,494 Hamburg Township 2.89 4,435 2.82 5,589 Livingston County 2.94 38,887 2.90 46,024 SOURCE: SEMCOG, "Population and Occupied Housmg Units 1995" Other findings from the Table above include the following: SEMCOG's estimates state the average number of persons per occupied unit in 1995 is 2.82. which is slightly less than the County average, and household size has decreased from 1990 when it was 2.86 persons per occupied housing unit. This decrease is indicative of the following trends: • Green Oak has a slightly older population than communities with greater household sizes • People are waiting longer to marry and have children, and are having fewer children, the combination of which results in fewer people per household. Green Oak Township Master Plan 12-18-97 16 �ECONOMIC BASE The analysis of the local economy includes an evaluation of the existing tax base and employment sectors. An understanding of the local economy is important in order to: develop a long-range plan for commercial and industrial use of land compatible with other land uses: foster and encourage sound employment opportunities for the local population; improve the Township tax base; and, coordinate the overall physical development of the Township. To arrive at a viable and desirable plan, the economic base analysis must combine the existing situation with sound planning concepts, projections of the business market, and the aspirations and goals of the community. Tax Base The Township tax base remains even more predominately residential with 85% of the 1996 real property valuations stemming from residential properties. This is a five percent increase over 1982 in the relative predominance of residential assessments over all other land classifications. Commercial and industrial properties combined to compose 14.2% percent of the real property tax base in 1996, this is up from 10.5% in 1990. Agricultural properties have continued to decline in significance with the total number of parcels decreasing from 42 in 1990. to 32 in 1996. The total Township real estate valuations have increased 224% since 1980 or about 20% annually. This compares to 194% for all of Livingston County over the same period. In 1980, Green Oak total SEY represented 9.8% of the total County SEY. In 1996 it represented 12.3%. Green Oak is less reliant upon industrial and commercial land assessments than the County as a whole. The total SEY has increase 24.7% from 1994 to 1996. The 1994 and 1996 Green Oak tax assessments were as follows: Table 9 Comparative SEV Green Oak Township 1994-1996 Classification Number of Parcels % of Total Total SEV 1994 1996 1994 1996 1994 1996 Agriculture 36 32 $3,606,200 $3,634,600 1.1% .9% Commercial 86 89 $12,127,860 $13,569,100 3.6% 3.3% Industrial 245 241 $32,880,200 $45,546,019 9.9% 10.9% Residential 5540 6517 $285,076,710 $353,423,908 85.4% 85% TOTAL 5907 6517 $333,690,970 $416,173.627 SOURCE: Green Oak Township Assessing Department The Tables on the following page reveal additional SEY related data. In 1996, Green Oak Township was ranked #3 in the County for the percentage of contribution toward the total SEY in the County. This is down from #2 in 1992. Brighton Township and Hamburg Township rank #1 and #2 respectively in contribution toward County SEY total. Green Oak Township Master Plan ~ [2 - 18-97 17 �II I I I I I I I II I I I I I I • Table 10 Green Oak Township Historical State Equalized Value: 1986-1996 Year .TotalSEV % of County Rank in County 1986 $131.520.9 9.7 #4 1988 $157 ,201.7 9 .9 #4 1990 $230.952 11 .1 #3 1992 $289.520.9 11. 7 #2 1994 $361.605.-i 11. 7 rr.) 1996 $460.116.0 12.3 #3 ~-. Source: Livingston County Data Book 1995 Table 11 State Equalized Value Green Oak Township and Select Neighboring Communities 1996 (in thousands of $) Community TOTALSEV % of County $460,116 12.3 Brighton (City) $202,159.5 5.4 Brighton Township $543,220.4 14.5 Genoa Township $416,666.5 11.1 Hamburg Township 471,809.6 12 .6 Livingston County $3,753 ,364.1 100 GREEN OAK TOWNSHIP Source: Livingston County Data Book 1995 Employment Green Oak Township has one of the highest civilian labor force in the County. The labor force is largely "white collar" in nature, with a majority in management, professional, technician, sales, and service related positions. Although the Township is by and large a residential community for those who work elsewhere, it is not without significant local employment base. The Township's largest employers include: State of Michigan (Maxey Boys School and parks), Thermofil Inc., KelseyHayes Company, Export Corporation, and Weathervane Windows. Green Oak Township Master Plan 12-18-97 18 �Commercial/Industrial Analysis As previously discussed, most of the commercial development in Green Oak Township can be classified as convenience or general convenience acti vity scattered in indi\·idual locations throughout the Township. Such uses consist primarily of small convenience groceries. service stations, and restaurants. There is only one shopping center within the Township and this is located near the intersection of Eight Mile Road and C.S. 23. A reason for the lack of maj or commercial shopping center in Green Oak Township is the proximity of other regional shopping centers located within the city of Brighton, South Lyon. Novi and Ann Arbor. An analysis of the Township zoning map. indicates that there are three classifications of commercial development within the Township. These are Highway Commercial (HO. General Business (GB), and Local Business (LB ). Currently there exists approximately 63 a..::res of zoned highway commercial land. Most of this commercial zonin2: is located along: the L .S. 23 corridor. Of these 63 acres approximately 30% are currently Yacant and~would be available for future development. I I I I I I I ~ - < ;. ..... '~~:· ~7.t~· _.,<'!,-', ,.•--~~ . •-· ': ,.•"":~-. ;_~~~iiT r~·] ;2;.-.. ._ : ·,.- i.;,~f. ::.:. . :·~:;·~1.. . In addition to highway commercial. the Township zoning map also provides general business zoning. Currently there is approximately 66 acres of GB zoned land. These are scattered through a variety of sites within the Township including the U.S . 23 corridor. Grand River, Rushton Road, etc. Of the 66 acres approximately 409c is currently vacant. The final commercial zoning designation is local business. Currently there is approximately 34 acres of local business land within the Township. These are also scattered through a variety of sites includes smaller stores, party stores and neighborhood commercial facilities . Of the 34 acres approximately 32% are vacant. I ~ ~ ~~ --~;:,;,,,;:. -_ . The Township's proximity to U .S . 23 and I-96 is a continuing factor in the location of industrial development. Existing industry such as Kelsey-Hayes and Thermofil haYe located adjacent to U.S. 23 to take advantage of expressway access. The developing industrial area south of Silver Lake and Kensington Roads is approximately 1 1/2 miles from I-96. The availability of land and rail in this area is an attraction for additional development. The need for road impro\·ements in the Park Place industrial subdivision remains critical. Industrial areas along Grand RiYer are limited for expansion due to lack of available land. Green Oak Township Master Plan 12-18-97 19 �COMMUNITY FACILITIES AND SERVICES Within the total development of the Township, one of the most important public services is the provision of adequate public facilities. Often the impression created by a particular community is directly related to its schools, parks, libraries, public buildings, public utilities and police and fire facilities. The adequacy or inadequacy of these public facilities has a direct influence on the Township's ability to attract new residents, businesses, and industries. This chapter will concentrate on public facilities over which the Township has control, with the recognition that these facilities are supplemented by private facilities. Government Offices/Public Buildings The Green Oak Township Hall is located on Silver Lake Road and is centrally located within the To\vnship. The original building was constructed in 1854 and is presently used as a public meeting room. Kitchen and lavatory facilities were added to the main building in 1950. The present office space was remodeled in 1968 and again in 1988. The Township Hall's office space is used by the Supervisor, clerk, Treasurer, Assessing Department, and Building Department. Although there are no immediate plans for expansion of the administrative offices, continued growth in population has placed increased demands on Township services. In general, Township office and meeting facilities are inadequate to meet the growing functions of Township government. Space within the present building will not be sufficient in the future and a new Township Hall or an expanded existing Hall will be necessary. Police and Fire Services The Township operates its own Police and Fire Departments. The Township has two fire stations. The original fire hall constructed in 1969, is located on Fieldcrest Road and has now been converted to the Police Department. New fire stations were constructed on Grand River A venue, and Whitmore Lake Road. Both fire stations are well-equipped and in excellent condition. As the Township continues to grow, increased administrative space will be required by the Police and Fire Departments. A new Fire Hall is being constructed on Rushton Road between Nine and Ten Mile Roads. Water and Sewer Services The 1990 Census indicates that approximately 20% of the year-round housing units in Green Oak Township are served by public or private water systems and 19% are served by public sewers. The Saxony-Willmar subdivisions are served by a central water system managed by the Township. The Centennial Farms Condominium development on Rushton at Ten Mile is served by a private central water system. The Maxey Boys School also has a private water system. A number of residences in the Fonda Lake Area are served by a public central water system constructed as a result of the infusion of salt brine in private wells by State Department of Transportation salt storage facilities along U.S. 23. The remainder of the Township is served by individual private wells. Localized water supply problems have frequently occurred. Especially prevalent are problems in the northwest quadrant of the Township. The Saxony-Willmar water system has been plagued by both poor quantity and quality. Moratoriums on water usage have been imposed in the warm summer months. Development has been limited in area to the south of Saxony-Willmar and in other portions of the Township because of water supply problems. Because of the number of individual wells in the Green Oak Township Master Plan 12-18-97 20 �7 Township, protection of the ground water aquifer must be a primary concern to the residents of Green Oak Township. Public central water systems may be required in the future in certain areas. The only portion of the Township ,vhich is served by public sewers is the area surrounding Whitmore Lake. Sewers were constructed in conjunction with the Northfield Township sewer system. The Northfield Township Wastewater Treatment Plant is located in Green Oak Township in Section 31, just off Lemen Road. The sanitary sewer system is adequate to handle existing users, however, the plant is at or near capacity and will have to be expanded in order to provide additional service. Private sanitary sewer systems are provided in the following developments: Centennial, Sandy Creek, and Holly Hock residential subdivisions. Other Community Facilities A public library is not currently located within the Township, but Green Oak residents have access to public libraries in Brighton, South Lyon, and Whitmore Lake. The Township does not have any community meeting or senior citizen center. However senior services are available in both the City of Brighton and South Lyon. Future expansion of Township administrative offices could include facilities for a library, community room, and senior center, as has been done in other communities. Recreation Regional Facilities An abundance of outdoor recreational facilities are available to Green Oak Township, both within the Township and nearby. Table 12 illustrates regional recreational areas located within a twenty-five mile radius of the geographic center of Green Oak Township. Over 90% of the Island Lake State Recreation Area is located within the boundaries of Green Oak Township. A variety of outdoor activities are available at Island Lake including swimming, fishing, boating, hiking and camping. Kensington Metropark, part of the Huron-Clinton Metropolitan Authority System, is located adjacent to the northern boundary of the Township. In addition to water recreation and hiking, Kensington has a fine golf course and offers interpretive programs, cross-country skiing, and sledding. The Huron-Clinton Metropolitan Authority system, Huron Meadow Metropark, in Sections, 7, 18 and 19 of the Township is also available for recreation use. The site is traversed by the Huron river and includes a golf course, picnicking, food service, canoe rental, hiking and cross country skiing. Green Oak Township Master Plan 12-18-97 21 �• ._, D J..__,i ~ .._ - TAULE 12 RECREATION INVENTORY Regional Recreational Areas Within 125 Mile Radius of Green Oak Township, Michigan Acreage Delhi Metro Park Dexter-Huron Metro-Park Hudson Mills Metro-Park Huron Meadows Metro-Park Kensington Metro Park Marshbank Metro-Park Maybury State Park Seven Lakes State Park Brighton State Recreational Arca Pinckney State Recreational Arca Pontiac State Recreational /\rca Island Lake State Recreational Arca Proud Lake State Recreational Area Highland State Recreational Arca Oak Grove State Game Area Chelsea State Game Area Gregory State Game Area Unadilla State Game Area 45 115 935 1,550 4,300 Swimming Picnicking 1,400 4,826 9,788 3,619 Camping Boating Fishing Playground Ettui1m1ent X X X X X X X X X X X X X X X X X 100 Hiking X X X X Other Activities Softball Softball, badminton Nature Trails Golfing Canoeing. ice skating. sledding. golf' X X X X X X X X X X X X X X X X X X X X X X 3,46(> X X X X X 3,515 5,504 1,796 X X X X X X X X X X State game areas offer ice skating & cross country skiing; provide primitive access; and offer no developed facilities X X 654 2,459 X X X X 891 X X 22 Horseback riding Hunting Hunting 12-18-97 �' ' ' 'I Local Facilities Despite the availability of regional outdoor recreation, there is a lack of local recreational facilities to serve community and neighborhood needs. There are few areas available within the Township equipped with such things as softball fields and playground equipment. Only the Hawkins Elementary School, located in the extreme northwest portion of the Township, has playground equipment, baseball diamonds, and other athletic fields. The Township does participate in the South East Livingston County Recreation Authority (SELCRA) which does provide recreational opportunities. however. local recreational needs are unmet due to c1 lack of a local recreation program and facilities to serve residents of all ages. I I I I I I I I I I • Green Oak Township Master Plan 12-18-97 23 �ROADS Highways and roads are developed to provide the safe and efficient movement of people and goods within and through a community. Adequate transportation facilities are therefore a major consideration in a community's development. Conversely, inadequate transportation facilities are also a factor in a community's development. In the case of Green Oak Township, the road conditions within the Township should be a major determinant in the location and intensity of future development. Interstate and State Routes The only U.S. trunk line route passing through Green Oak Township is the U.S. 23 Freeway, a four-lane, divided thoroughfare. It is the only thoroughfare within the Township that has State-wide implications. It connects the entire south central portion of the State with other regions via the freeway system. More specifically, the U.S. 23 Freeway connects the Township directly with such population centers as Ann Arbor, Toledo and Flint. The interstate free\vay system (I-96) which intersects with the U.S. 23 Freeway immediately to the north of the Township increases the accessibility of additional urban population centers such as Lansing and Detroit for Green Oak Township residents . The section of U.S. 23 in green Oak Township is approximately 5.7 miles. It has a 300 foot rightof-way with 24-foot pavement width on each side of the median. There are four interchanges within the Township (Lee Road, Silver Lake Road, M-36 - Nine Mile Road. and Eight Mile Road Whitmore Lake). This freeway adequately provides Green Oak Township residents with regional accessibility. The only State trunk line route within Green Oak Township is M-36. It begins at the interchange of U.S. 23 in the Township and travels west through Pinckney and beyond. This State route generally serves as a connector between smaller urban areas in Livingston and Ingham Counties. Approximately two miles of M-36 exists within Green Oak Township. Primary and Local Roads Primary roads are established by and are the responsibility of the Livingston County Road Commission upon approval of the Michigan Department of Transportation. By designating a road as part of the County Primary System, the County can obtain State and Federal weight and gas tax revenue for maintenance. All public roads not classified as primary are considered local roads but still under the jurisdiction of the Livingston County Roads Commission. Future funding from Federal, State or County sources will be limited. Any major road maintenance or improvement project will require additional funding by Green Oak Township. The condition of primary and local roads is presented in Table 13. Various stretches of road are classified as requiring conservation maintenance or substantial improvement. Roads needing conservation maintenance are basically in good condition, but will require more than routine maintenance to stay in good condition. Such conservation maintenance may involve re-surfacing, widening and drainage improvements. The cost of re-surfacing a hardtop road is typically S300,000 per mile or S60.00 per foot. Roads requiring substantial improvement, including paving of gravel roads, will require a large expenditure of funds ranging from $500,000 to S600,000 per mile to be upgraded to a good condition. Green Oak Township Master Plan 12-18-97 24 �----------------- ........ TABLE 13 ROAD CONDITION ASSESSMENT GREEN OAK TOWNSHIP .i_~ Road Name :.• ., . Primary Roads Whitmore Lake Silver Lake Silver Lake Doane Nine Mile Rushton Rushton Academy Ten Mile Marshall East Shore Lemen Winans Lake Rickett Lee Fieldcrest Kensington Silverside Local Roads Eight Mile Nine Mile Peer Maltby Musch Spicer Fairlane Tuthill Bishop McCabe Evergreen Twelve Mile I. Surface HT= Hardtop G = Gravel From ·• ·1 . '.! , . ,,,,. ., ' To··. · .,-· ' .... Twp. Line Fieldcrcsl Silverside Silverside Marshall Doane Doane Grand River Rushton Nine Mile Twp. Line Eight Mile Whitmore Lake Winans Lake Whitmore Lake Nine Mile Silver Lake Silver Lake Twp. Line Silverside Rushton Rushton Rushton Nine Mile Silver Lake C&ORR Twp. Line Silver Lake Nine Mile M-36 Twp. Line Twp. Line Marengo Lee Road Grand River Doane Marshall Rushton Ten Mile Twp. Line Winans Lake M-36 Fieldcrest Fairlanc Fieldcrest Bishop McCabe Rushton Twp. Line Twp. Line Twelve Mile Whitmore Lake Spicer Whitmore Lake Marshall Marshall Fieldcrest Evergreen Silver Lake Twp. Line 2. Approximate Length (miles) : · .. 6. l 1.5 2.0 I.I l.5 1.5 1.8 .7 1.5 1.8 Improvement Surface HT HT G HT IIT HT G HT HT HT Code 2 CM SI SI SI SI SI CM SI SI SJ IIT sr 3.0 1.5 IIT HT JIT IIT JIT IIT .6 HT SI CM CM SI SI CM SI 3.0 G SI .8 1 l.5 3.5 1.0 1.6 G sr 1.5 1.5 G G SI SI SI SI SI SI SI SI SI SJ .4 l.8 2.5 1.0 1.8 .4 1.0 J.5 r, G G G G G G G Improvement Code CM= Roads needing conservation maintenance SI = Roads needing substantial improvement *Based on 1982 Livingston County Road Assessment 25 12-18-97 �TABLE 14 LIVIN(;STON COUNTY 2015 LON(; RAN(;E TRANSPORTATION PLAN ROAD NAME PROM TO f.,ENG'/71 (MILES) Jlll//SD/Cl'JON DEf'ICIE.NCY Grand River Old US21 Kensington 3.62 I..C. R.C. Capacity B Road widening (2-lanc to 5- lanc) 1100 470(, Lee lfakt·tt US21 l'wy 0,70 I.. C. R.C. C'npacily II Road widening (2-land lo 3- lnnr) 900 610 Old US21 l.ce Spencer E. 2. 19 1..C. R.C'. Capacity B 1300 2847 Silver 1.ake Whitmore Lk US23 Fwy 0. 15 1..C. R.C. Capacity B Rickett I.cc Meyer 0.50 L.C.R .C. Capacity C Road & hridge• widcnings (2-lane lo 5-lanel Road & bridge* widenings (2-lane to 5-lane) Road widening (2-lane lo 5-lanc) 1300 900 195 450 Old US23 l.ee Grand River 1.07 L.C.R.C . Safety B See capacity improvement "' l11v11l vcr.i witk riit1J! of I 1U, 01 I JS2\ 11 vt·1 p;1':~: rl H' l'H•i!<. fc11 which :I l l' 11liR IMPROVEMENT COST/MILE. TOTAL.COST (• $/000) r• srooo, SOURCE. OF FUNDS PliD NON-FED FUNDS(• $/000) ff/) NON-FED TEDF-D.MTF 4706 610 MTI' TEIJf'.I) MTF 2847 MTF 540 1101 l11cl11d1·tl i11111l· cost l' i;Ji11111t cs sh11wn. ••tmlirotcs road r-c~mc nt 1h:1 1 h:-i s s11hs1:1111iall y higher volu me 1hnn 1hnt used for co mputalion of nccidcnl r:11es . May not he cnndi<lrlle for safely improvemen t. Ti er denotes pri orit y rnting (A rh ro ugh C) Tf:Df" denotes Tr:msporta1ion Economic 1Jcvelopmc111 Fund MTF denotes Michigan Trnnsporlalion Pund .. .. .. .. .. .. 26 .. .. 12- 18-97 11111 llll. .11111.. �I I I I I I I I I I I I I I The Livingston County Road Commission (LCRC) has developed a long range, twenty year, transportation plan for primary road improvements. This plan establishes priority road improvement projects which are implemented as funds become available. A summary of identified LCRC projects is provided in Table 14 and include Grand River. Lee, Old U.S. 23. Silver Lake and Rickett roads . A short term , three year plan established by the LCRC, has also identified more immediate improvements to Green Oak Township. This three year plan provided funding for improvements of the Rushton Road and Fairlane Road bridges. In addition to primary roads. a number of gravel roads are in desperate need of improvement. Specifically, the gravel portions of Sih·er Lake and Nine Mile Road. The Township administration has frequently sought to have the LCRC pave these and other roads but due to limitation of funds. paving has not been accomplished. The LCRC has suggested a local millage or special assessment to pave these roads . The road network in Green Oak Township is indicative of the Township's rural character. The road network in Green Oak Township is indicative of the Township's rural character. Due to the Township's topography, natural features and large land holders, considerable meandering is required for anyone traveling within the Township. U.S. 23 and its service drives, facilitate northsouth travel through the Township and provides four intersections for east-west travel. Functional Classification Road classifications identify the volume and type of traffic that is appropriate for each segment of the roadway network. For purposes of transportation planning, a functional classification of roads has been developed. Table 15 lists the national functional classification for Principal Arterials, Minor Arterials, Major Collectors and :\1inor Collectors for Green Oak roadways. Table 15 Functional Classification Green Oak Township Roadways I us 23 Principal Arterials Minor Arterials I M-36, West of US 23 Ma.ior Collectors I Nine Mile Road I Grand River Avenue I Base Line Road 1 Rushton Road I ! Ten Mile Road ~ ~ ~ I East Shore Drive I Kensin1non Road I Silver Lake Road I Winans Lake Road 1 Minor Collectors Maltby Road I Doane Road 1 Ei2:ht Mile Road I Marshall Road I , Whitmore Lake Road SOURCE: Michigan Department of Transportation Green Oak Township Master Plan 12-18-97 27 �I I I I I I I I I I I Traffic Counts Table 16 on the following two pages depicts traffic counts taken by the Li\'ingston County Road Commission taken between 1990 and 1996. The roadway, direction, cross road. road class, and month and year the count was taken are all shown in the table. Bridges Green Oak Township has 13 bridges , 7 on primary roads and 6 on local roads. The Road Commission has classified bridges as adequate. A bridge is considered adequate if it provides safe travel without undue delays, with normal maintenance under normal conditions. Future Road Right of Way Green Oak Township participates within the Livingston County Inter-County Highway road right of way designation. This highway plan establishes future road right of way widths for major roads within the Township. Where possible, future development should adhere to the recommended setbacks as designated within this plan as noted on Map 2. Private Roads Green Oak Township has a significant quantity of private roads. Typically, these have a single point of ingress & egress (i.e. dead end) and serve residential subdivisions. Green Oak Township currently requires all private roads to be built to L.C.R.C. standards. but due to the excessive clearing required (minimum width 90') and the associated costs, much discussion has been held regarding the adoption of AASHTO standards for private roads. Many private roads in Green Oak Township are not currently built to L.C.R.C. standards. I I I I I I I I Green Oak Township Master Plan 12-18-97 28 �II 'II '• •.. .. f f , p p Table 16 24-Hour Traffic Counts for Green Oak Township 1990-1996 ROADWAY . -.... DIR. ·- y. Field Crest N N N N N s Grand River E w w w E E ! Kensington w w N N s s s s N N E E Lee w w w w :Maltby E w w w w .Marshall N N s w w Nine Mile E ' ' ' ' ' w E w I E E E w Rickett N N s s CROSSROAD ·· .. ' ,. Bishop Bishop N . Nine Mile Silver Lake Silver Lake Silver Lake Kensington Kensington KensinITTon Kensington Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Grand River Grand River Grand River Grand River Grand RiYer Grand River Silver Lake Silver Lake Rickett Rickett Rickett Rickett Whitmore Lake Old US 23 Rickett Rickett Rickett Rickett Whitmore Lake Nine Mile Sandy Creek Silver Lake Dixboro Dixboro East Shore East Shore Field Crest Field Crest Rushton Rushton Rushton Rushton Lee Lee Lee Lee .. J], . ·:C LASS ~-;'i' i, - I L L L L L L p p p p p p p p p p p p p p p p p p L L p L L L L L L L L L L L p p p p L L L p p p L L 7:MONTH ... -~ ",.:, YEAR , 2-WAY TOTAL I I ·>· 6 6 6 6 8 6 7 7 7 7 7 6 7 6 7 7 7 6 6 6 7 6 8 6 8 6 4 6 1 8 11 I 7 1 5 5 5 8 8 5 5 6 6 8 8 5 5 8 6 8 6 - . ~ ,. I 91 95 91 91 96 91 92 92 96 96 92 95 92 95 96 96 92 95 96 96 92 94 92 95 92 95 91 95 92 90 93 95 92 93 93 93 92 94 93 93 91 91 92 94 95 95 92 95 92 95 I . 820 1839 3597 911 907 305 4406 7684 6050 6541 7286 9912 12.251 14.651 4351 4850 6491 12.831 4030 4378 5198 6375 8033 12,424 1454 3672 10.202 2388 332 632 1826 1132 469 1090 896 1640 1876 2376 4458 5412 6665 7357 900 1671 1660 6013 7140 11 , 151 4096 6760 P=Primary L=Local 29 12- 18-97 �I I II II ' ' ' 'II • •II f f f f ' ,' Table 16 24-Hour Traffic Counts For Green Oak Township 1990-1996 - Continued ROADW~Y . DI,R. · CROSSROAD - N E E E E Silver Lake w w w I w w E I w w E E E w Ten Mile E E E N N Whitmore Lake s s N N N s N N I s s N N N N s s s N s s s Winans Lake E E w w w w ·~ . CLASS r-,M _O N.T H .... .. Winans Lake Field Crest Field Crest Field Crest Kensington Kensin2ton Kensington Kensin2ton Kensin2ton Marshall Rushton Rushton Rushton Whitmore Lake Whitmore Lake Whitmore Lake Dixboro Rushton Rushton Rushton Eight Mile Eight Mile Grand River Grand River Lee Lee Lee Lee Lee Drive Leo M-36 M-36 Silver Lake Silver Lake Silver Lake Silver Lake Silver Lake Silver Lake Spicer Winans Lake Winans Lake Winans Lake Winans Lake Musch Musch Musch Whitmore Lake Whitmore Lake Whitmore Lake I ! I I I I I I I i I I I I I II I i' ! i I YEAR ,· _;.. . L p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p p 2-WAY TOTAL "' ~ I i I I 6 6 8 8 7 6 6 7 7 6 5 6 5 6 8 8 5 8 5 6 7 8 10 J ! I , I I : I I : I I I I I I I 10 8 6 7 7 7 8 8 6 7 6 6 8 7 8 6 6 7 6 6 7 6 7 8 6 6 I I ! I I i I I I I I I I I I I I 95 91 96 96 92 9-19-196 96 91 95 91 95 9-19-196 95 92 93 94 93 93 96 96 92 93 94 94 94 96 92 95 92 93 94 96 92 94 95 93 92 93 94 92 93 92 92 93 94 I 3339 4381 5084 5802 2960 2936 3667 3399 3256 4297 2532 659 1305 5593 5964 7072 12,296 7542 8617 9281 6190 5771 15 ,624 16,361 12,247 15,084 14,899 7273 16,140 14,292 4462 3232 4172 3677 3551 3900 7001 7511 2409 7223 1524 1345 1616 7283 7021 6234 6280 7362 7334 P=Primarv L=Local SOURCE: Livingston County Road Comm1ss1on 30 12-18-97 �------------~~--------------•••• Map2 ~ ~ScalewIn Miles j ---.1~--llajor Thoroughfare """'"" HaJor Thoroughfare• • - - - Hajor Thoroughfare• Secondary Thoroughfare Secondary Thoroughfare• ................. Secondary Thoroughfare• • - - - Super ltlghway -·-·· = ~ ~ freeway 120' 100' 86 1 120' IOO' 66 1 20~• Right-of-Way Right-of-Way Right-of-Way Right-of-Way Right-of-Way Right-of-Way Right-of-Way )50' ♦ Rlght·of · Way •These width• have been established through special action of the Inter-County Highway Comnlsslon of Southeastern Hlchlgan. ~ __ -.,.•i'"{: :~fi:'.:~ .. . ~ \ -;, .. ,,,,,,• ''r;_. ' ; \ .,•' .. ' l . 11:. , - • ''! ·1c, ·, h•u•·,,·.•71~ .. ;!i . ~: ~· 1~, ' .... , . ,'l.hG •• , •• : ,!:i ~ \'iJ'lj• ' ;·•,tt.,:1' ~ -~ . •.l~ ,',l:t•• . ,, _.,tl, ~.... ,,.,..,( ,,,,.,.,,, ,, '.-:_.- ,, l 8 Ml. RD. \ 0 1 -- '=1~;,_,J-~-c, NALLY ~ ) lnter•county highw ~ y commission ol 1oulhoo110,n ,-4719 VAN OYK( michigon AV(NU( l!j ~ o m od . ll.,197c Frank 11 n O. HeyTr:P:'.: Exe cut l ve OI rec tor COUNTY OF LIVINGSTON STATE OF MICHIGAN HAP ANO RESOLUTION RECEIVED FOR RECORDING ON rnE 5 7 r>i DAY or APB/ L , 1973 A.o . , AT . /Oj Q;I O'CLOCK ANO IS RECORDED IN LIBER_~.J'.,0 . . . ' OROS .. ; -~-.;.;:~~}.~ft ' C(Nl[R llNl, MICHIGAN ,ao1s I l I JI 7 S 9 · 3 l -4 4 mr1r1Ea.e _ �I I I I I I I I • •I I I IJ IJ fl I IJ NATURAL RESOURCES The natural features of Green Oak Township have historically played a major role in influencing growth and development. The natural resources of the Township including the Huron River, its tributaries. and lakes have provided beautiful settings for homesites, and recreational facilities serving the entire region. Indeed, the attractiveness of the natural environment is one of the major reasons why people have located in the Township. While there are many opportunities for enjoyment and utilization of the natural resource base, particular features of the natural environment are incapable of supporting development or are of sufficient significance to be preserved. It is helpful to examine the various natural resource factors in detail to determine the opportunities and constraints for development. as well as weigh the value of preservation. Various individual factors were inventoried and mapped by the Environmental Research Council (ERC) and are used in natural resource analysis. These maps are on display at the Township Hall and include: . .. the attractiveness of the natural environment is one of the major reasons why people have located in the Township . • • • • • • • • • • Base Map Green ways Woodlands Wetlands & hydric soils Pre-settlement land patterns Michigan Natural Features Inventory Floodplains Groundwater vulnerability Watershed boundaries Topography A detailed description of the Township's resources is provided below: Topography The topography of Green Oak Township is gently rolling to hilly with sandy uplands and ridges, sandy plains and numerous wet flat plains. Land elevations range from about 860 feet above sea level found in the floodplain of the Huron River to about 1,035 feet above sea level, the high point of a moraine north of Winans Lake Road near the western border of the Township. This "rugged" type of topography presents many possibilities to developers with ingenuity. The Township's topography has been and will continue to be a principal attraction to residential development. Topography has played a major role in determining locations of highways, railroads, industry and other land uses. Roads in the Township have generally bypassed steep hills and swamp areas since the cost of cutting and filling is prohibitive. The numerous lakes in the Township have also prevented a rigid grid line road network which contributes to the rural character of the Township. Green Oak Township Master Plan 12-18-97 32 �• • •II II II • • • ' 'I I ' ' ', ' Soils An understanding of soil characteristics is essential to the development of a community in a manner which minimizes construction costs. risks to public health, and environmental damage. This is especially critical in Green Oak Township because of the limitations of many soil types. Soil types within the Township are identified in the Livingston County Soil Survey prepared by the U.S. Soil Conservation Service. Detailed soils maps are available through County Planning or the Soil Conservation Service. Two soil characteristics which are most important to Green Oak Township are suitability for septic systems and susceptibility to wetness and flooding. The latter characteristic is typically associated with low-lying wetland and floodplain areas and is discussed in another section of this report. Due to the Township's geologic past, areas of sand and gravel have been deposited in large volumes. Over the years, much of this sand and gravel deposits have been mined. Many of these depleted areas are in the process of reclamation . Because the sanitary sewer system in the Township is limited, individual septic systems are the primary means of wastewater disposal. Therefore, the location of septic systems on proper soils is extremely important. There are many areas within the Township which exhibit severe limitations for septic systems. Such limitations are associated with slow permeability, high water table, or excessive slope. In some cases, limitations may be overcome with a more sophisticated and costly system or central sanitary sewers. In cases where severe septic limitations are associated with a susceptibility to flooding, development should be sited in more suitable areas. Surface Water One of the most significant features of Green Oak Township is the abundance of surface water. The Township is traversed by the Huron River. Other smaller streams and tributaries such as Spring Mill Creek, Davis Creek, and the South Branch of the Huron River meander through the Township. Much of the land adjoining the Huron River in the Township is under public ownership. The river is also protected under the provisions of the Michigan Natural River program. Glacial lakes are also a predominant feature. The largest lake within the Township is Silver Lake encompassing 152 acres. A portion of Whitmore Lake (236 total acres) is located in Section 32 of the Township. Other major lakes include: Island Nichwagh Fonda Briggs Sandy Bottom 140 acres 130 acres 83 acres 75 acres 56 acres Wetlands and Floodplains The pr<.!sence of surface waters, poorly drained soils, and low-lying areas gives rise to substantial floodplain and wetland areas within the Township. Wetlands and floodplains, once perceived as waste lands, are now being recognized as valuable natural resources. They play an important role in maintaining balanced hydrological and ecological systems. In addition to providing wildlife habitats, wetlands can provide valuable functions related to the maintenance of water quality: nutrient retention and filtration, sediment removal, and groundwater recharge and discharge. Green Oak Township Master Plan 12-18-97 33 �I 1111 IJ Ill II • • • • • • • • •II Ill .. .. ~ Wetlands also provide \·ery valuable functions by acting as storage basins for flood waters and thus reducing the severity of floods. Portions of the rivers. creeks and their tributaries in Green Oak Township are \\·ithin the l 00 year floodplain as established by the Federal Emergency ~Ianagement Administr:1tion (FEMA). These floodplain areas were taken into account in the analysis described later. The wetlands map includes generalized areas as inventoried by the Michigan Resource Inventory Program (MIRIS) as prepared by Li\·ingston County Planning Department (Map 3). The MIRIS data was compiled from aerial photographs. County information. and U.S. Fish and Wildlife Maps. In accordance with the Goemaere-..\nderson \Vetland Protection Act ( ..\ct 203 of 1979) as amended, dredging. filling and other activities in regulated \\ etlands require a permit from the Michigan Department of Natural Re~ources (l\ID~R'l. Bec1use of the ern·ironmental sensitivity of these lands and because of these regulations, development in wetland .ireas is discouraged. A Township Wetlands Ordinance is currently being considered which would regulate those wetlands not governed by the MDEQ . Groundwater Vulnerability The groundwater vulnerability map. (Ylap 4) is a composite of three factors that influence how quickly contaminants spilled on the ground may move into groundwater: depth to the water table, permeability of the underlying geology of the township. and soil permeability. The study used data collected from well logs completed by well drillers to derive a depth to water table map. Areas were then ranked, with least vulnerable areas receiving a one (depth to water table over 40 feet ), and most vulnerable areas receiving a five (depth to water table under 5 feet). The well logs also provided information about the types of geologic materials in the township. The study mapped which areas held the most permeable materials (such as sand or gravel). and ranked the areas, with the least vulnerable areas receiving a one (less than 209c of the materials are sand or gravel) and the most vulnerable areas receiving a five (over 80% sand and gravel present). County soil maps provided information about soil types and their permeability. The study mapped which areas held the most permeable soils and ranked the areas from one to five . The three parameters were then weighted and combined to gi\·e an overall vulnerability ranking. Depth to water was given a weight of 0.6. underlying geology a weight of 0.3, and soil permeability a weight of 0.1 . Rankings of one to tw o were classified least vulnerable, three moderately vulnerable. and four to fi \·e most vulnerable . Green Oak Township Master Plan [2-18-97 34 �• •I •I GREEN OAK TOWNSHIP / BR IGHTON " '"' . tf ,.. ~ -·· ···· ···· ·····-·· "·· ···········I!} ········ ····· ~ : ., ~ ~', I II :, • ····:··~ • • •II • • • • • ,"' e ····· ···,-······••..:-;-----+ Map 3 WETLANDS m,- 9j Sluub/Scrub Ill fflffl Wooded ■ Lakes ■ Emergent Flats Data Som-cc: M.lchigan Rcsom-ce Inventory Program (MIRIS) PREPARED BY LlVlNGSTON CO UN"IY PLANNING DEPARTMENT SCALE: l =60,000 DA'.It: June 1992 • �··············---·GROUNDWATER VULNERABILITY TO CONTAMINATION GREEN OAK TOWNSHIP, LIVINGSTON COUNTY, M This map depicts the vulnerability lli groundwater to cont;-imination from !-Urface sou_rces. ·1 he classification is based on a weighted rnmhination of the following parnmctcrs: l) Dq., th to w.itrr t.iblr (60%) ::) Permeability of unconsolidi"lted, subsurface m.iterials (30%) >) Perme.ibility of soil surface (10%) .-L LEAST VULNERABLE - MOST VULNERABLE ~ MODERATELYVULNERA ~ - SURFACE WATERS / /' , / / / I // ./ / ''Qlllllllllllll''' -- 0 0.S t 0.5 // ·-:~; I/ / ;-~<<>>'./<>:> 1 Miles _/ / ./ / / ' ,I'~/ / / ./ /~··/.·,//.// ./·/,- .I ;~;~ ~~/ / ~I.'\. f ·"· •' • •. J:l i I,' ill '' . /; / / ;1./1tUt . /> I! ·~ I ' ~ ll> u +>, '/,,;;:~ )'.//,·;, .Y·/',, ////' / / / ,·' /'' / - ~ . / 1/, 01/ ./_/ .. _.,::_I •. .//~., /// I / / ~ / ../ ~ '/,/// / < ,·),',./,.////[ y/',// , /'/1 / ~)-<>~,, :->. ,}.,\,,~ / / / . .// ' ·'/ I ·' / ,• •✓,' . ,,/ ,•· _.. / / ~-~ </ ~ ~ ✓,,,;/-<J,··L/ , -~ ,< ,·· / ./ �I I I I Natural Rivers A key natural feature of Green Oak Township is the Huron River. The Township's 36 square miles provides important watershed areas which are critical to the maintenance of surface and ground water quality. Green Oak Township is a participating member of the Huron River Watershed Council. The Township supports this agency's efforts in monitoring surface water of the Township and for developing strategies for effective management of this important resource. I I I I I I I • • •II II Ill • A key natural feature of Green Oak Township is the Huron River. Green Oak Township includes riYers and creeks which are designated for protection under the Natural River Act (Act 231, P.A. 1970) by Michigan Department of Narural Resources and under the Township Natural Rivers District. The purpose of this designation is to preserve and enhance the scenic value and quality of rivers. Generally , the area 400 feet from the ordinary high water mark on each side of and parallel to the Huron river and its tributaries, Davis Creek and Spring Nlill Creek. is designated as Natural Rivers District. Regulations include a building setback of 125' from the river or 50' from the tributaries and a minimum lot width of 150'. ERC The Green Oak Environmental Research Council (ERC) was officially recognized as a standing committee by the Green Oak Township Board of Trustees on December 4. 1996. The committee was formed to develop an inventory of the Township's natural resources and to participate in developing a long range environmental plan for the Township. The Council is charged with the responsibility of developing recommendations to protect the rural characteristics and quality of life of the Township and for all its residents. Their mission includes the following tasks: Identification of natural resources within the Township Outline reasonable development processes to protect these resources Preservation of the Huron RiYer and its tributaries within the Township Protection of wetlands and assist in review of any drainage proposals for the Township Provide direction regarding environmental impact for any future sewage systems Provide detailed information regarding site characteristics comprised during a site walk for development applications, including subdivisions, rezonings, site condominiums, site plans, etc. As part of their work responsibilities, the Environmental Research Council has been actively involved in mapping various Township resources . These maps are incorporated within the Appendix of this Master Plan . Green Oak Township Master Plan 12-1 8-97 37 �•II II IJ • • • •I I I I I • • • • Resource Capability And Lot Size There is a direct correlation between resources capability and preferred lot sizes. In areas where there are sensitive environmental features such as high water table, wetlands. hydric soils, and floodplains, smaller lots are generally not appropriate. Within these areas of sensitive environmental features is it often difficult to site a septic field and adequately protect ground water resources. Dredging and filling activities associated with home construction are often disruptive and harmful to these sensitive em·ironmental features . It is also difficult to obtain necessary isolation distances between the well and the septic field. Larger lots ( 1 acre and greater) are generally more conducive for the siting of homes within environmentally sensitive areas. Larger lots will allow greater land area to site septic fields in areas of acceptable soils. The larger lot will also afford greater isolation distance for on site wells. Finally, larger lots are more appropriate for the construction of larger homes, which is a common trend for residential home buyers. Larger lots allow ample room for attached garage , family room, deck. swimming pool. etc. The Livingston County Health Department has adopted a policy of discouraging on-site septic for lots less than 1/2 acre in size. The agency's policy states that the only ideal situation where less than 1/2 acre divisions should be considered are where sites include the following factors: 0 Topography is flat and "high and dry" 0 Soil conditions are predominantly coarse sand, with no water encountered within the upper 6 feet 0 House sizes are on the "small side" 0 Groundwater report concludes that the aquifer is protected and has the ability to accommodate high density ::J Sanitary sewers or community water is available ... the Green Oak Township Planning Commission discourages lots less than 1/2 acre in size and promotes larger lots in environmentally sensitive areas. With this new policy in place, the Green Oak Township Planning Commission discourages lots less than 1/2 acre in size and promotes larger lots in environmentally sensitive areas. In land areas incorporating Natural River districts or sensitive environmental features, the lot sizes should even be larger in order to minimize the potential for failing septic fields or nitrate contamination. Green Oak Township also recognizes the Oakland County Health Division Sanitary Code. This document adopts standards for minimal residential building site which states that a single family or two family residential building site must contain a minimum of 1 acre of area for each three bedroom residence . Minimum site size may be reduced when dedicated open spaces are provided as part of the total project (e.g. cluster homes). This sanitary code also includes extensive documentation, including over l 00 scientific articles, studies and reports concerning groundwater protection, nitrate contamination, and residential lot density . Green Oak Township Master Plan 12- 18-97 38 �•I •I I I • • ' ' ' ' '• • ' , The interrelationship of residential home site within Green Oak Township and the Natural River areas make it necessary for Green Oak Township to adopt specific policies for protecting its groundwater resources. Control of the application of waste \Vater effluent is the single most effective method of controlling groundwater contamination within the Township and the Natural River areas. Therefor. density control and land use restrictions are rnlid methods which are utilized and incorporated within a comprehensive groundwater protection policy for Green Oak Township and the Natural River watershed areas . Environmental Contamination The Livingston County Health Depmment and the Michigan Department of Environmental Quality has mapped sites of environmental concern. These sites are included on Ylap 5. and include areas of environmental contamination, leaking underground storage tanks, water supplies with nitrates, and closed dumps or landfill sites. Perhaps the most serious areas of environmental contamination invo]Ye contaminated ground water. The Livingston County Health Department has recently denied well permit requests for land development near the U.S. 23 and Lee Road corridor areas, as well as proposed residential areas near Spicer Road and Musch Road. Within these areas it will be necessary for developers to seek a community well and closely monitor groundwater quality . The Township and private developers will be forced to investigate options for groundwater improvement or extension of community wells or central water systems for these affected areas. Other areas of concern include numerous sites which have reported nitrate contamination within groundwater supplies. This includes areas around the Fonda-Island-Briggs residential areas, Lee Road/Maltby Road areas, as well as selected sites around Silver Lake. These areas of high nitrate concentrations are largely the result of failing septic fields located within small lot areas containing high ground water. As these septic fields fail. it is not uncommon for nitrates to percolate into groundwater resources, thereby contaminating on site wells. The Township and County Health Department officials are currently investigating options for correction of these areas of contamination. Possible options include central water service and stricter enforcement of septic regulations. On the local level, the Planning Commission has adopted policies which encourage larger lots within these sensitive environmental areas, as well as greater isolation distances between the wells and septic fields. Green Oak Township Master Plan 12- L8-97 39 �I ' 'I • • 'I ' ' ' ' ' ', ' ~!,a ttiro'm~~ ] l1owoau@~@lli) @@@JBu~ ~an~ p fiaJ□©lli10@@ITD 7 '~~ ', ! ~ ,. !=' .- A: . ---- ,, • . 16 9 --- ~ ~ . z :II > ~~1 0 • LAf<:e R <-- MILE RO . 30 JS B MIILE R LEGEND 'A#' _ SITES OF ENVIRONMENTAL CONTAMINATION v.::.::,J See Appendix A (; LEAKING UNDERGROUND STORAGE TANK ~ WATER SUPPLIES WITH NITRATES (Sppm or greater) • See Appendix B See Appendix C r II CLOSED DUMP/LANDFILL SITES I, See Appendix D ; Map 5 �I I I I I I I '• • '• • • • ', ' , COl\-IMUNITY GOALS The adoption of community goals and objectives is a vital step in the planning process. The desires and needs of the people must be properly interpreted so that workable solutions can be achieved. It therefore requires careful analysis of the various factors which characterize Green Oak Township and the specific problems to be faced. Citizen Input Citizen input is the core of any planning effort. In order for the goals of the plan to be achievable. general consensus regarding the vital issues to the community must be reached. Many techniques exist which facilitate the gathering of citizen input. and Green Oak Township has had the opportunity to utilize two different methods in this Master Planning endeavor which are described below. Planning Survey The development of community goals is based upon input received from Green Oak Township Board members, Planning Commissioners and Township residents. The goals are also developed in part from input received from the 1992 Community Planning Survey. This survey was distributed to over 4,000 Green Oak Township households. Roughly 33% of these households completed and returned these surveys. The survey is an excellent means of determining citizen attitudes on growth and development. It also measures the level of satisfaction for community services, roads, fire and police safety as well as the quality of life for residents of Green Oak Township. The specific results of the survey are presented as Appendix A of the Master Plan . Visioning \Vorkshop Another method utilized to collect citizen input was a Visioning Workshop. The goal of conducting Visioning Workshop is to attempt to gather citizen input on a variety of topics and to encourage conceptualization of desired future for the community. The visioning process provides a vehicle for people of diverse viewpoints to identify and agree upon the common dreams they have for their community, and encourages people to express with words a desired future . Green Oak Township Master Plan 12-18-97 41 �I I • • • •I I I I I I I • • • • •~ The Township held a Visioning Workshop in December 1996. Approximately 80 people attended the workshop, including Township Board Members. Planning Commissioners, and others interested in future planning for the Township. The Workshop started with a brief overview of the evening's agenda, an explanation of the current Master Planning efforts. and a presentation of the role of Visioning in the Master Planning process. After this introduction. participants chose a group based upon a topic which interested them. Ten topics were included and were broken down into five small groups. therefore each group addressed two topics each. The topics and groups were as follows: 1) Community Facilities/Governmental Services and Big Picture 2) Environmental Planning and Natural Rivers Planning 3) Commercial Corridor and Industrial Uses 4) Density/Lot Sizes and Open Space Preservation 5) Roads and Public Utilities The small groups, entitled "break out" groups, were facilitated by Planning Commissioners. The facilitators generated and guided the discussion, and recorded vision statements. The groups brainstormed vision statements regarding the future of the community based upon the following principles: ✓ Visions should generate new and bold ideas for the furore ✓ All ideas and visions are welcome ✓ No ideas or visions will be criticized ✓ Participation from all in encouraged Following the above principles, each group generated lists of vision statements which reflected individual ideas regarding the group topics. After brainstorming, each group was asked to vote on the top five vision statements, deemed "Priority Vision Statements." After each group had voted, the larger group reconvened and each group facilitator presented the "Priority Vision Statements" from their group. The large group was then asked to vote on all the "Priority Vision Statements" from all five groups. All visions statements generated that evening are included as Appendix B to the Master Plan. The small group and large group votes are depicted as well. Overall, concerns regarding the pace of development and the decreasing amount of open space and farmland were prevalent themes . These ideas were summarized by one participant's statement that they wanted to preserve the ''Green of Green Oak Township." The vi sion statements generated that evening have assisted the Planning Commission is formulating the goals and policies of the Master Plan . Green Oak Township Master Plan 12-18-97 42 �I I I I I I I I I I I II I -I Green Oak Township Vision Statement Green Oak Township is a residential community defined by it's rural characteristics. The re:.;idents and their governing body are commined to: ✓ the preservation of open space and rural characteristics ✓ protection of the Township's natural resources ✓ managing growth ✓ providing residents with recreational areas. quality services and appropriate infrastructure to meet social needs. Green Oak Township seeks to maintain it's natural beauty by identifying sensitive environmental areas, establishing goals, objectives. and strategies. formulating a thorough plan review process and enacting appropriate ordinances. Goals and Policies In terms relevant to community planning, goals and policies give the Master Plan the philosophical guidance it needs to address the present issues and advance plans into the future. They are defined as follows : Goals are overall broad statements that provide a focus for future discussions. Objectives are more specific planning statement used to quality the goals and provide more detailed direction for planning efforts. Strategies are very specific, action-oriented statements that would help achieve the goals and objectives. Policy statements provide justification to revise or draft new ordinances or regulations or finance specific capital improvements. I II Green Oak Township Master Plan 12-18-97 43 �I I I I I I I I I I IJ IJ IJ I I I lcoMMUNITY IDENTITY GOAL: I Green Oak Township's community identity should underscoi:_e the Township's rural atmosphere, the diverse natural beauty, its historic significance and the resident's commitment to maintain these attributes while effectively managing growth. OBJECTIVE I Promote the Township's natural beauty and provide accessibility to these assets for Township residents and visitors. STRATEGIES 1. Promote the Huron River as a symbol of the Township. 2. Evaluate feasibility of Township acquiring land along the River. 3. Coordinate efforts with the Huron Clinton Metro Authority and the Michigan Department of Natural Resources to promote the ;\'atural River District and existing parks. 4. Recognize and promote the importance and significance of non -active open space in all planning activities . 5. Maintain the natural features of the Township which are significant to its image such as wetlands. woodlands, and water bodies. 6. Coordinate with and support the Greenway efforts in Livingston County. OBJECTIVE II Highlight and preserve the Township's historic significance and its historic resources. STRATEGIES 1. The Township shall create a Historic Commission which will strive to educate the community regarding the Township's historic heritage, foster civic beauty and promote civic pride. 2. The Township Historic Commission shall keep an inventory of all historic sites, homes and buildings. 3. The Historic Commission may recommend historic sites to be designated by Township markers for the educatiun, pleasure and welfare of the citizenry. The Historic Commission shall be responsible for design of the markers . 4. The Historic Commission will be available to advise property owners in recognizing and protecting their historic resources. 5. The Historic Commission may nominate properties meeting the established criteria to the State and National Registers of Historic Places. Green Oak Township Master Plan 12-18-97 44 �I I I I I I I I • •I lcoMMUNITY IDENTITY continued 6. The Township shall protect historic sites. homes and buildings through enforcement of zoning regulations . 7. Development affecting historic sites and structures shall be coordinated with the Historic Commission . 8. The Township may create spec ific historic districts to safeguard sites and protect the exterior of buildings. 9. The Township may adopt a Historic District Ordinance to govern specific historic districts. 10. The Historic Commission may inform and educate the citizens of Green Oak concerning the historic and architectural heritage of the Township by publishing information and by sponsoring historic programs open to the public. 11 . The Historic Commission may promote historic site tours . OBJECTIVE Ill Develop and nurture community involvement, community pride and community awareness. STRATEGIES I. Develop a signage program which highlights significant community sites such as rivers , historic homes, and "Welcome" signs at entrance points signaling the Township boundaries. I 2. Support Township sponsored events celebrating the heritage of Green Oak Township. ~ 3. Promote awareness of civic identity through involvement of churches and schools. 4. Increase communication of Township activities and ongoing services via newslener, cable access, or web site development. 5. Continue coordination and communication between Township officials. Commission, Committees. citizen organizations, Planning Commission, Environmental Research Council. and Historic District Commission. 6. Identify the major and minor entry points into the community and treat these areas with special consideration during the site plan review process. Review the Zoning Ordinance and consider more stringent setbacks and landscaping requirements for these areas . I I I I I Green Oak Township Master Plan 12-18-97 45 �I I I I I I I I I I I I II !ENVIRONMENTAL PROTECTION GOAL: Preserve_and enhance the Township's. abundant ~atural resources, including lakes, rivers, wetlands, woodlands, and rolling topography. Green Oak Township should protect its vast groundwater and aesthetic surface water resources by continuing to be progressive in its leadership toward groundwater protection and establishing a future legacy. OBJECTIVE I Protect the Township's ground water to ensure quality drinking water. STRATEGIES Consider development of an overlay zone to protect groundwater recharge areas. Site commercial and industrial land uses which use or process hazardous materials away from environmentally sensitive lands or aquifer recharge areas. 3. Incorporate groundwater protection measures into Site Plan Review standards. 4. Adopt a wetlands ordinance to protect those wetlands in their role of providing filtration and aquifer recharge. 5. Coordinate groundwater protection efforts with the Environmental Research Council , Livingston County Health Department and MDEQ . 6. Develop a wellhead protection program for community wells. 7. Consider establishment of Septic System Maintenance Districts for the lake areas with drain fields to ensure proper operation , inspections. regular pump outs. and education of homeowners. OBJECTIVE II Protect the Township's surface water resources including lakes, rivers, streams, tributaries, and wetlands. STRATEGIES Promote the minimization of impervious surfaces which contribute to increased runoff; this may include evaluating Zoning Ordinance requirements for parking, etc. 2. Require isolation buffers between industrial or other potential polluting uses and recharge areas. 3. Establish programs and appropriate land use regulations to reduce or eliminate the impact of failing septic fields on nearby surface waters. 4. Control stormwater and agricultural runoff. and nutrient loading . 5. Initiate education efforts on impact of fertilizers and pesticides in areas adjacent to watercourses and wetlands. 6. Discourage mass grading and encourage selective grading practices for development. 7. Adopt a local wetlands ordinance to regulate those wetlands not under ~DEQ jurisdiction. Green Oak Township Master Plan 12-18-97 46 �I I I I I I I I I I I !ENVIRONMENTAL PROTECTION continued OBJECTIVE III Protect the Township's land resource features, including topography, steep slopes, wildlife habitat, flora and fauna. STRATEGIES I. Conduct a Natural Feature In,·entory to identi fy features of significance to be protected. 2. Identify areas of wildlife habitat in order to promote protecti ve mechan isms. 3. Discourage development in areas of steep slopes and consider greater setbacks for bluff areas. 4. Consider a Cluscer ordinance to promote preservation of open space. 5. Encourage contiguous open space systems between residential developments . 6. Consider programs for donation or purchase of conservation easements to protect significant natural features. 7. Adopt a woodlands ordinance for tree preservation. 8. Encourage the use of P.A. 116 Fann and Open Space agreements. 9. Consider the use of purchase of development rights as a method of preserving natural features. OBJECTIVE IV Protect the Township's air quality. or visual intrusion. Ensure protection from excessive noise, light STRATEGIES I. Attract clean industries such as hi-tech or research related uses. 2. Enforce industrial performance standards for noise. vibration, fumes , gases, glare, etc .. 3. Consider adopting a "Night Sky" ordinance, and/or adopting standards fo r light maximums in the Zoning Ordinance. 4. Coordinate protection strategies with MDEQ, EPA, and MI-OSHA. Green Oak Township Master Plan 12-18-97 47 �I I I !NATURAL RIVERSI GOALS: I I I I I I I I I I I I I I I ~ It is th_e goal of Green .Oak Township and its residents to preserve, protect and enhance the Huron River and its tributaries. OBJECTIVE I Continue existing management programs and develop new management techniques designed to protect and enhance the resources of the Natural Rivers and tributaries. STRATEGIES 1. Promote the protection of natural vegetation along shoreline areas and prohibit the dredging and filling of wetlands areas adjoining river front property. 2. Encourage activities of Lake Associations and River Associations and their efforts to maintain water quality. lake management, and lake loading studies. 3. Encourage lake or river front property owners to control application of pesticides, fertilizers and other forms of nutrient loading. 4. Promote the preservation of a 25' wide vegetative buffer along the lakes and rivers to help filter sediment and contaminants. OBJECTIVE II Continue existing regulatory controls and develop new zoning regulations or other Township regulations useful in efforts to protect and enhance watercourse assets. STRATEGIES 1. Limit density in lakeside areas and enforce state and Natural River District regulations in regards to setbacks and zoning. 2. Consider expansion of Natural Rivers District to include more of the Huron River's tributaries and flood plain areas in the Township. 3. Reduce the allowable percentage of impervious surfaces in the Natural RiYers District. 4. Identify view sheds and promote sensitive development in those areas via scenic easements. S. Develop regulations such as anti-keyholing ordinances to minimize the O\·ercrowding of rivers and lakes and limit public access . 6. Develop more stringent stonnwater management requirements along rivers and tributaries. 7. Identify areas that warrant protection through conservation easements. purchase of development rights, or fee simple purchase fo r public ownership. Green Oak Township Master Plan 12-18-97 48 �I I I I I I I I I I I I I I !GROWTH MANAGEMENT: RESIDENTIAL GOALS: Develop residential growth management techniques useful in maintaining the Township's rural character. OBJECTIVE I Protect existing rural residential areas by preventing incompatible adjacent development which detracts from rural character. STRATEGIES I. Maintain low densit y or very low density residential uses in agricultural and li vestoc k areas to prevent land use conflicts. .., Provide land use buffers or transitional land use areas between existing or proposed single family residential areas and areas of commercial and industrial uses. 3. Provide sufficient open space to serve each dwelling unit either by larger lot sizes or large common open space areas. -+ . Plan higher density residential development only in areas that are properly serviced with public utilities and adequate roadway networks. OBJECTIVE II iitanage new residential development to retain the rural character of Green Oak Township. STRATEGIES I. Establish utility service districts with distinct boundaries. 2. Consider programs such as purchase or donation of development rights, conservation easements. and scenic easements. 3. Retain a high proportion of large lot areas to promote the maintenance of horses and other farm type animals. 4. Consider cluster/open space ordinance. 5. Support Greenways efforts and coordinate with planned open space in existing and proposed residential areas . 'I Ill Ill , Green Oak Township Master Plan 12-1 8-97 49 �I I I I I I I I GROWTH MANAGEMENT: COMMERCIAL AND INDUSTRIAL GOALS: Manage commercial and industrial development necessary to provide adequate services employment and tax base to support the Township and its rural residential character. OBJECTIVE I Limit industrial and commercial expansion to established areas or future designated areas. STRATEGIES I. Promote attractive and clean industrial or office research uses within the Kensington Road industrial corridor. 2. Ensure that industrial and commercial uses are well separated/buffered between residential and industrial uses . 3. Identify re-development alternatives for existing industrial uses currently located in residential areas. 4. Discourage the introduction of new commercial areas which by their location and method of development may encourage the creation of new "strip commercial" zones. 5. Develop design guidelines to encourage quality design and architecture 6. Promote shared service drives to minimize number of curb cuts along major roadways. 7. Consider de velopment of a M -36 Corridor Plan which would coordinate land use and traffic. The Corridor Plan will also be coordinated with the M -36 Hamburg Township Plan which establishes design guidelines for driveways. traffic management, landscaping, land use, etc. OBJECTIVE II Within designated areas, cluster industrial and commercial uses to minimize impacts on less intensive land uses. STRATEGIES l. Explore ways to cluster and/or stack commercial and industrial uses . 2. Promote placement of shared parking behind buildings. 3. Consider development of a Commerce Park to cluster commercial, industrial. and research uses and to prevent "strip commercial" type developments. Green Oak Township Master Plan 12-18-97 50 �I I I I I I I I ' ' ' ' ' ' 'p p , , lcoMMUNITY FACILITIES AND SERVICES GOALS: All facilities o-r services such as schools, library, police, fire and parks -must be functional, safe and accessible to all residents. The facilities should be designed with one major goal - providing the best service possible to the residents. OBJECTIVE I The Township should explore options for shared services agreements with adjoining communities for such services as library, recreation, and other governmental services. STRATEGIES I. Coordinate Library services with adjoining communities. 2. Provide opportunities for a variety of recreation activities, both active and passive. throughout the Township and explore joint service relationships with adjoining communities. 3. Coordinate with schools in providing recreational opportunities. OBJECTIVE II The Township shall provide quality and efficient governmental services. STRATEGIES I. Provide convenient access and one stop service for residents . 2. Explore using computer kiosks to display information. 3. Development of a Township web site for residents to access information via the Internet. 4. Regularly evaluate services which seeks maximum value of tax dollar. OBJECTIVE III Provide quality facilities for Township residents. STRATEGIES I. Consider development of a new Township Hall or remodeled Township Hall. -, Consider creation of a Master Recreation Plan for Green Oak Township. 3. Maintain a Recreation Committee to assess needs and develop recommendations for future park development and recreation programs. 4. Provide adequate facilities and equipment for Police and Fire protection. Green Oak Township Master Plan 12-18-97 51 �I I I I I I I I I I I II lcoMMUNITY INFRASTRUCTURE GOAL: I Provide quality infrastructure to effectively service the residents of Green Oak Township. OBJECTIVE I Discourage expansion beyond the capabilities of the current infrastructure. Development should not be allowed without the prior or simultaneous completion of the infrastructure improvements necessary to support the growth. STRATEGIES I. Infrastructure enhancements should parallel growth in order to maintain the health and safety of the Township. 2. Establish utility service districts with distinct boundaries. 3. Coordinate infrastructure improvements with adjoining communities to increase efficiency and save funds . -L Consider development of a Capital Improvements Plan process to ensure needed improvements are completed. 5. Do not allow "leap-frogging" or inappropriate extension of infrastructure improvements. 6. Adopt the Subdivision, Rules and Drainage Policies of the Livingston County Drain Commissioner and the Soil Erosion and Sedimentation Control Rules for Livingston County. OBJECTIVE II Promote the development of a safe and efficient road system and circulation network. STRATEGIES I. Promote managed transportation plan/road improvements. 2. Pursue available grant resources for needed improvements. 3. Consider adoption of AASHTO standards for private roads. 4. Pursue ISTEA funding for the development of bike paths and green ways. 5. Maintain the Township's Road Committee to assess the Township's road and transportation needs. Green Oak Township Master Plan 12-18-97 52 �I I I I I I I I I I I I I I !RURAL CHARACTER GOAL: I Maintain the rural character of the Township by ensuring that existing and future development is in harmony with Green Oak Township's unique natural resources and that abundant open space is preserved. OBJECTIVE I Promote the rural residential character of the Township by promoting design guidelines which foster open space within existing and future development. STRATEGIES 1. Protect agricultural and like uses from the impact of residential subdivisions by encouraging residential dwelling units to be clustered and surrounded by dedicated open space. 2. Preserve parcels of land large enough for viable wildlife habitat. small scale agriculture, recreation and woodlot management through clustered residential development and dedicated open space. 3. Support the keeping of horses in low density residential areas. -+. Encourage greenbelts along roadways. incorporating existing trees and ,·egetation and preserving existing tree canopy. 5. Discourage frontage splits along roadways to preserve rural roadway character. OBJECTIVE II Promote the preservation of rural character through institutional and regulatory techniques. STRATEGIES I. Consider programs such as purchase or donation of development rights. conservation easements, scenic easements P.A. 116. and the creation of a land trust. 2. Identify areas of the Township where zoning may need to be altered in order to maintain rural character such as Livingston County "PEARL" zoning or an overlay district with open space prov1s10ns . 3. Continually evaluate the Master Plan as conditions change in the Township and in adjacent communities. This shall include a complete re-evaluation of every section within a fi\'e year period. 4. Work with the Environmental Research Council to identify preservation measures. 5. Develop Sub-Area plans for rural areas in order to guide proper development and preserve vital components of rural character. 6. Promote flexible road standards which preserve natural features . 7. Adopt zoning ordinance regulations which will assist in the maintenance of the Township's rural character. Green Oak Township Master Plan 12- 18-97 53 �I I I I I I I I ' ' '• • • ,• , , FLTURE LAND USE PLAN The Future Land Use Plan. Map 6. presented in this section. establishes future land use categories, illustrates the location of land use and community facility improwments within the Township, and provides strategies for implementation. This section also pro\·ides ::i descriptive rationale as to the reasoning and placement of preferred land uses and density. The Plan is formulated to serve as the primary policy guide to local gowrnment 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 Yie\v of future growth patterns in the Township. However. the Plan must also provide practical guidance to local decision-makers regarding today's issues. It is the intent of this Plan to be a working document \\·hic h will provide for the orderly development of the Township, assist the community in its effort to maintain and enhance a pleasant living environment. and spark a vision towards the future . Natural Resource Planning Considerations A positive influence on growth is the existing mral and natural character of the Township. The lakes. streams, woodlands and wetlands provide a pleasant natural environment. Low residential densities, which are prevalent in most of the Township. portray a rur::il ambiance which will continue to lure new residents seeking refuge from urban living. A positive influence on growth is the existing rural and natural character of the Township. Green Oak Township has a number of opportunities and limitations which will influence future growth. Among the most significant influences are U.S. 23 within the Township and 1-96 directly to the north. The north-south and east-west accessibility represented by the two expressways will continue to make Green Oak Township an attractive place to reside . Green Oak Township Mas ter Plan 12-18-97 54 �I I I I I I ' ' ' ' '• • ' ,' , , , The development of the U.S. 23 corridor will have a direct impact on the Township. A developable land base with moderate resource constraints. proximity to available utilities, and accessibility to expressway interchanges make the U.S. 23 corridor attractive to development. The proximity of I-96 will primarily affect the Kensington Road-Silver Lake road area. The expanses of publicly owned recreational land both encourage and inhibit new growth. The domination of public land in the north and west part of the Township serve as a barrier between various portions of the Township. In addition. it is unlikely that such lands will ever be put to an economic use which adds to the tax rolls. However, the location of public recreational lands adds to the uniqueness of Green Oak Township as a residential community with a large variety of recreational opportunities. A limitation on growth is the frequent occurrence of flood prone and wetland areas within the Township . The designation of flood prone and wetland areas and the restriction of their development is a measure designed to protect life. health. and property. In addition to providing fish and wildlife habitat. flood prone and wetland areas also maintain and stabilize groundwater supplies, reduce the dangers of flooding. and contribute to the improvement of water quality. Federal and State 13.ws regulate encroachment. dredging. and filling within flood prone and wetland areas . Another limitation on growth is the abundance of soils which are unsuitable for septic systems due to slow permeability. high water table, or excessive slope. In some cases, limitations may be overcome with more sophisticated and costly septic systems or central sanitary sewers. In cases where poor soils are associated with flood prone and wetland areas . development should be located elsewhere. A final constraint to growth in certain areas of the Township is the lack of a central supply of water. The inadequacy of existing groundwater supplies has been especially critical in the northwest portion of the Township. The availability of potable water will be a primary factor in the future growth of the U.S. 23 corridor. Land Use and Density Criteria It is important to consider various factors when locating land uses. The Land Use Plan should guide the future development pattern of the community into a logical arrangement which maintains the integrity and character of the community, protects the environment, ensures that adequate services exist, and provides for the general health, safety and welfare of the citizens. The factors listed in Table 17 are some of the factors considered when determining overall land uses and lot densities. Other issues to consider are population, market trends, economic factors, and other more elusive goals such as "community character." The criteria are meant as a guide for considering as many issues as possible prior to designating land uses and densities. The Land Use Plan should be based upon clear and factually supported rationale. The following is a discussion as to why certain factors included in Table 17 are important. The Land Use Plan should guide the future development pattern of the community into a logical arrangement which maintains the integrity and character of the community, protects the environment, ensures that adequate services exist, and provides for the general health, safety and welfare of the citizens. Green Oak Township Master Plan 12-18-97 55 �Roads The proximity and access to roads is important in locating land uses for the following reasons: It is more efficient and less disruptive to natural features to utilize the existing transportation network than to develop in areas where the system is not complete or does not have the capability • The costs of sprawl can impact negatively upon a community as funds are used to build infrastructure in new places as opposed to maintaining the existing infrastructure • Higher densities are generally more appropriate in proximity to US23 and major arteries because more people then ha\·e access to the road systems Sewer and Water Proximity to services such as sewer and water is an important element in determining density because higher densities should be placed in areas where services are currently available. This allows for a more efficient system which is cost effective. Furthermore. siting lower densities in areas where services are not available prevents an undue burden on the Township to provide services to areas which are difficult to serve. Watersheds, Rivers, Tributaries and Drains The Huron River, Davis Creek, Spring Mill Creek and other tributaries in the Township are recognized as sensitive environmental features . These water courses and their accompanying watershed areas are indispensable and fragile resources that provide public benefits including maintenance of surface and groundwater quality, fish and wildlife habitat, stormwater runoff control, and aesthetic resources. The Township has recognized their importance by designating these streams within Natural River Areas (P.A. 231 of 1970). I I I I I I It is inappropriate to consider these fragile resource areas for high or suburban density development. Smaller lots within these areas can degrade natural resources. Clear cutting, dredging, filling and other activities associated with higher density development can be harmful to natural systems . It is therefore recommended that areas within close proximity of streams and watercourses be reserved for medium to very low density development. Natural Features Natural features play a vital role in the health of Township residents and the natural systems of the Township. Overall density and lot size should be closely related to natural features. In general, the Township may consider larger lots for environmentally sensitive areas and smaller or moderate size lots in areas more suitable for development. Large lot sizes can allow the following: • Greater flexibility in siting the home, septic system, and well for each lot. This is important in considering the isolation distance requirements between the well and the septic system, where unsuitable soils exist such as high water table or steep slopes, or where ground water recharge areas exist which are unsuitable for development ~ ~ Green Oak Township Master Plan 12-18-97 56 �' 'I '• • ' ' 'II II I I I I I • Reduction of impervious surfaces which reduces runoff and protects water quality • Greater setbacks for the septic systems and homes from water bodies or ground water recharge areas • Provision of buffers for run off filtration of sediment and pollutants • Less soil erosion and disturbances from construction activities because the density is lower • For larger areas to be preserved which contain woodlands or wildlife habitat • Protection from hazards such as flooding, wet basements, and sagging foundations It is recognized that large lots are not always a guarantee of environmental preservation. Large lots consume more land and may diminish local control of wetlands, woodlands, or other environmental features. Small lots or cluster residential developments may be sensitively planned to preserve natural features and may be more appropriate than some large lot development. In general, however, large lot development has the potential of creating fewer environmental impacts as noted in the above listed criteria. Adjacent Zoning and Land Use Adjacent land uses and zoning are important factors to consider. Increasingly, the separation of land uses is no longer the prime objective of zoning, rather, zoning objectives include allowing for a logical transition of land uses. There are land uses which are incompatible, for example, residential uses and intense agricultural production are not always compatible. Residential uses adjacent to heavy industrial facilities or commercial uses are also incompatible. Land use planning theory proposes an orderly transition of more intensive land uses to less intensive land uses , usually progressing as noted in the following figure: .A. More Intensive Land Uses Less Intensive Land Uses 'Y Heavy Industry Light Industry Commercial Office Multiple-family Residential Sirnzle-farnily Residential II II Green Oak Township Master Plan 12-18-97 57 �I I I II II II II II II II TABLE 17 PROPOSED LAND USE CRITERIA AND LOCATION FACTORS LOT SIZES CRITERIA .5 acre 1 acre 2 acres 5 acres Commercial Industrial L"'JFRASTRUCTURE Sewer service: public private Water service Emergency Service Accessibility Fire protection available Proximity/access to schools ROADS Proximity (s;_5 mile) to US-23 Proximity to major roads 1---------'-----'---D ire ct access to: paved roads t----public t----private ---gravel roads t-----+---p u bl ic t-----+---p riv ate Substandard roads NATURAL FEATURES Lakes t-----+----------------~-----1 Rivers Wetlands t - - - - - + - - Unsuitable soils for septic systems t-------G round water: recharge areas poor groundwater quality t-----+--W oodlands 1-------S tee p slopes t-----+--W ild life habitat t-----+----,.,.,.,.,..,...,,.,. Other unique features *Lands most capable of supporting development *Lands least capable of supporting development '------'-----'---~ (*See Resource Capability Map) ------- ADJACENT ZONING/LAND USE AgricultureNery Low density Resid. t-----+---L ow -density residential 1 - - - - Medium-density residential High to medium density residential Commercial or Industrial 1 - - - - - + - - - - 4 - - - - - - . . . - - In st itu ti on al High consideration f a c t o r = ~ Medium consideration factor = · Low consideration factor = Green Oak Township Master Plan 12- 18 -97 58 �Future land use patterns are graphically illustrated on Map 6. The following describes the key features of the Plan by land use category. Residential Land Use The predominant developed land use category in the Township is land used for residential purposes. The Plan calls for various categories of residential land use including single-family (very low. low. medium, suburban and high density). multiple family. and mobile home parks. In keeping with the Community Goals , the Future Land Cse Plan will perm.it a range of housing types and development concepts. The following residential land use categories and densities are accommodated within the Future Land Use Plan. Corresponding zoning \\,'hich is applicable to the proposed land use designation is illustrated in Table 18. TABLE 18 RESIDENTIAL LAND USE CLASSIFICATIONS AND CORRESPO~DING ZONING DESIGNATIONS I I Residential Land Use Residential Lot Density Applicable Zoning District(S) I Very Low Density Low Density Medium Density I Suburban Density* 1 High Density* 1 1 unit/5 acres 1 unit/2 acres 1 unit/1 acre 1 unit/1/2 acre 1 unit/less than 1/2 acre Residential Farming RF I Rural Estates RE Single Family R-3 Single Family R-2/R-2A Single Family R-1 ; ! I I I I *No additional areas are planned in the To'wnship with these land use designations The recommended residential lot densities shall be considered to be net density and shall exclude public road right-of-ways or private road easements, wetlands, steep slopes, and/or flood plains. For all residential building sites, adequate building area must also be set aside to accommodate a house, garage, driveway, primary and reserve septic fields, and well. The following residential land use categories are further described: Verv Low Density Single Family Residential is planned for areas with existing and adjacent very low density development and is intended to provide for the continued preservation of open space, natural areas, and the rural atmosphere of the Township. Many of these areas are characterized by flood prone and wetland areas are therefore considered to be least capable of supporting additional development due to natural resource and road conditions. Furthermore. it is unlikely that these areas will be served by paved roads or sewers which could allow more dense development. Very low density is also common in areas designated by the Livingston County Soil Survey as having heavy soils not suitable for on site septic use. Larger lot sizes are preferred in these areas in order to protect groundwater. Very Low Residential areas are common in the southeastern and southwestern portion of the Township as well as areas near the center of the Township where natural resource conditions, proximity to paved roads and other factors as listed under Table 17 preclude higher density development. This category of residential density is also recommended for areas near Monahan Lake , and Viking Lake because of its proximity to the Natural Rivers district and incorporation of fragile environmental features. Very low density uses are also recommended for areas northeast of Silver Green Oak Township Master Plan 12-18-97 59 �Legend Very Low Density Residenhat. 1 .., 0 5 •c. Low Censity Residential 1 d...:J. ac 2 Medium Density Residential. 1 c. u _ 1 1 Suburban :>ensity Residen t] 1 :1u. 2 ac High Density Residential. 1 :1 Multiple ::-amily Mobile Home Park Local Commercial General Commercial Research - O:fice Light Industrial ' ·: __; /ti , 13 ' Recreation - Conservation '.~ ~... ----- f Public - Semi-Public '· 14 ·- ' General '. ndustrial ----'- . - - -- - - Natural River ~ -----' ,- ---- .. t - ~ . :__\ --~=r ,-- -7 IDCPTcD !Y nE GRE9f CW: TOWNsHfp FVH<iNG<XlNMSSIONa.~, ... ...... ----_,_?"""...,_--.-v.t:!:,,~;::=-,~=i\6¾---r<.<~~ FUTURE LANO USE PLAN "' ~ Green Oak Towns Livingston County, MJchlgan -0 ~=--,2~-40!1=-----4800 1 J ! - .1 -- - �I I I I I I I I II I I I I I I •II •II Lake and along the Twelve Mile Road corridor where the current pattern of laroe lots prevail. Much of this area is within the natural river watershed and is served primarily by gravel roads . As indicated in Table 18, Very Low Density areas as designated on th~ Township's Future Land Use Plan would allow an overall density of one dwelling unit for every five acres. This density may be reduced to one unit for every two and one half (2 1/2) acres if a proposed development is incorporated within a Planned Unit Development (PUD) Open Space Community or cluster option. Within these types of developments. large amounts of open space are set aside for protection of significant natural resources and for the preservation of rural character. The granting of higher density is allowed under a Planned Unit Development, or a cluster housing option as snecified within the Green Oak Township Zoning Ordinance. While overall density may be calculat~d at one dwelling unit for every two and one half acres, the effective minimum lot size for building envelope areas shall not be less than one half acre in size. Low Densitv Single Familv Residential is planned for areas with existing and adjacent low density development. Although road conditions in such areas are not ideal, existing population densities are sufficient to warrant road improvements. The areas designated for low density uses include large portions of land where soils and groundwater conditions warrant larger lots. Soils are often heavy in these areas and are often not suitable for smaller size lots. The proximity to natural river areas and tributaries make these areas sensitive to watershed resources and groundwater quality and are therefore only moderately capable of supporting additional development due to these natural resource conditions. Low density and very low density designations are also preferred for the location of large acreage horse or livestock operations. These rural residential uses, in conjunction with optional livestock use, help preserve the preferred rural residential character of the Township. Low density residential development occurs primarily within the east central portion of the Township and southwestern Township areas. Low density uses as depicted on the Future Land Use Map are also appropriate in established large lot developments near the intersections of Dixboro and Silver Lake Roads, and Rushton and Doane Roads. This classification is also appropriate in areas near Winans Lake Road, Spicer Road and M-36 where poor groundwater quality is prevalent. Medium Density Single Family Residential is planned for areas with existing medium density development and areas that are more capable of supporting additional development due to lack of constraining natural resource conditions. Such areas are located primarily near the central portions and the northwest areas of the Township. The central portion of the Township contains a large portion of the Township's fragile resources. This includes the Huron Ri ver, Davis Creek, Spring Mill Creek and the chain of lakes. Lots less than 1 acre in size are deemed to be inappropriate for these areas because of the need to protect these valuable resources. Table 17 notes that there is a high consideration factor for medium density (1 acre lots) for land · areas having direct access to paved roads, land areas most capable of supporting development and for areas which are compatible with existing zoning/land use. Larger lots ( 1 acre and greater) are also more appropriate for those areas containing sensitive environmental features . Suburban Density Single Family Residential is represented in areas with moderate density upon lands which are most capable of supporting development due to adequate natural resource conditions and roads. It is recognized that there are existing areas of the Township where 1/2 acre lots are the dominant land use. This includes portions of the Ten Mile Road corridor. Silver Lake area Rickett Road corridor and areas southeast of the City of Brighton. However, no additional J/2 ~ere lot areas are planned due to concerns regarding impacts to natural resources and concerns Green Oak Township Master Plan 7-8 -99 61 �that 1/2 acre lots provide insufficient land area for house, garage, septic field and necessary isolation distance of a well. In order for additional lands to be designated for 1/2 acre zoning, sewer and water must be available, and the criteria in Table 17 must be considered. High Density Single Family Residential is represented in areas with existing high density development and where lands are most capable of supporting additional development due to the availability of utilities, suitable natural resource conditions, and the adequacy of roads. These areas are located near the vicinity of the City of Brighton and around Whitmore Lake. No additional high density areas are planned with this designation in the Township. Rather, sewer and water service is intended to assist or rectify existing developed areas where failing septic systems, or ground water contamination necessitate extension of water and or sewer services. Table 17 provides location criteria for these high density areas and includes availability of utilities, emergency services, fire protection, schools, proximity to U.S. 23 and land capability. Multiple Family Residential is represented in areas with existing multiple family development, proximity to available sanitary sewers, and existing adequate roads. A new area of approximately IO acres is planned along M-36 in the southwest portion of the Township. The area meets the oeneral criteria summarized on Table 17. This area has suitable natural resource conditions, is in ~lose proximity of paved roads and commercial services, and is in an area contemplated for possible sewer service extensions. ' 'I I i I l Green Oak Township Master Plan 7-8-99 62 �Mobile J:Iome Parks The To~shi_p currently has five licensed mobile home parks within the commumty (see page 6) . It is believed that the Township and region has sufficient sites for :nanufactured hous~ng ?oth within the Township and within surrounding municipalities. An inventory of these sites 1s presented below in Table 19. Additional capacity for future ITowth is provided by a 22 acre mobile home park site near M-36 and Whitmore Lake Road~ as not~d on the Future Land Use Map . This site is selected because of location factors includino access to paved roads, proximity to U .S. 23 , proximity to commercial services and proximity to anticipated sanitary sewers within the M-36 corridor. These location factors are also summarized by the density criteria as established on Table 17. TABLE 19 EXISTING MOBILE HOME PARKS IN THE VICINITY OF GREEN OAK TOWNSHIP .,; ·< :_·-'.{" .f' ;:-~.J .. i' ,:;_ .. SCHOOL:c,,l . NUMBER .•. TQi'WNS1UP -DIS'l'IDCT ;.•.. -OFCUNJTS ., Green Oak Whitmore Lake Green Oak Whitmore Lake 21 ;.;.. >; ·' -" .-) NAME ,.: Collins Trailer Park University Mobile Estates #1 University Mobile Estates #2 Starlight Trailer Court Silver Lake Mobile Park Woodland Lake Pine Lodge Hamburg Hills Coventry Woods Brighton Village Sylvan Glen Red Oaks of Chemung * Suburban Mobile Home Estates * Country Estates Kensington Place Northville Crossing (under Construction) South Lyon Woods ' ' .) Green Oak Whitmore Lake 55 Green Oak Green Oak Brighton Brighton Hamburg Hamburg Genoa Genoa Genoa Genoa Brighton Brighton Howell Howell Pinckney Pinckney Howell Howell Hartland Howell 48 27 64 46 152 195 195 482 248 103 Lyon Lyon Salem South Lyon South Lyon South Lyon 336 488 784 City of South South Lyon Lyon Northfield Whitmore Lake Northfield Estates .•x TOTAL , .. .,!if%)I:<<' ' • ,,{<&W>r .)0/t(s1:•rC > * Not Licensed by the Manufactured Housmg Comm1ss1on , ' 211 648 4,106 An additional site for manufactured housing will also be considered by the Township. However, a specific location is difficult to identify ~ecause of the ~ncert~i~t~ of sanitary_ sewers_. The Township is currently discussing_ extens1~n of se~ers with adJommg Tow~sh1ps. It 1~ . also possible that a treatment facility bmlt t<? ~erv1ce the Hidden Lak~ ~evel~pment will have add1t10nal sewage capacity to accommodate add~t10na~ gr<?wth. Actual s1tmg will also be dependent up~n detailed soils investigation, wetlands mvestigat10ns and _other factor~. Therefore, t~e Townshw will consider an additional site for a manufactured housmg commumty as changes m Township infrastructure occur or as specific development applications are forwarded for Township review. Green Oak Township Master Plan 7-8-99 63 �I I I I 'I It is the Township's preference that future Manufactured Housing Communities be submitted in the form of a PUD. This will allow the Township and developer to work in cooperation on a specific parcel. Consideration and successful siting will also be influenced by a determination that the site is appropriate and that sufficient analysis of site features has been conducted. Criteria used to evaluate a proposed manufactured housing community site will be based upon the criteria established in Table 17 as well as the following factors: • • • • • " I I I I I I • • • • • • • Frontage on paved roads Capacity of roads and/or intersections to handle additional traffic Proximity to existing or anticipated sanitary sewer service districts Proximity to commercial services Proximity to U.S. 23 or a freeway interchange in order to facilitate traffic flow and provide quick access to freeways Consideration for impact on the school district capacity Central water or availability of quality groundwater in sufficient quantity Hydrogeologic conditions where central wells will not have a negative impact on residential surrounding wells Lack of sensitive natural features such as unique wetlands, woodlands, steep slopes, groundwater re-charge areas Proximity to Township Fire stations Proximity to emergency services including police and ambulance services Consideration of a Planned Unit Development Manufactured Housing Community with specified limits on density, setbacks, buffers and land use controls I I I I I I Green Oak Township Master Plan 7-8-99 64 �Commercial Sector Commercial Area Concepts The extensive use of the personal automobile has brought many drastic changes to lifestyles and the physical makeup of communities. The most vivid change has been to shopping habits and patterns. In rural areas, such as Green Oak Township, an automobile is required for almost any type of shopping trip. Much of the commercial activity prevalent today is found in a linear or "strip" pattern on major roadways as opposed to planned clustered commercial areas or shopping centers. While understanding that the Township's development policies recognize that the Township's local commercial facilities are much different than regional shopping centers and are not intended to compete with the larger regional shopping centers in Brighton, Novi or Ann Arbor, the Township's policies favor local commercial development that is clustered rather than strip commercial land use. Factors favoring clustered commercial vs. strip commercial are listed below: STRIP COMMERCIAL • Dangerous disruption of traffic flow as a result of uncontrolled turning and parking maneuvers. • Frequently inadequate parking facilities. • Lack of coordination of commercial functions and activities. • Haphazard arrangement of buildings. • Difficult to service. • • Prevents "one stop" shopping. Often has blighting effect, particularly on contiguous residential land. I I I I • Loud and unattractive signs. I • I '~ PLANNED COMMERCIAL CENTERS GROUP CONCENTRATIONS • Functional and attractive grouping of buildings . • Controlled entrance and ex.it points . Controlled interior circulation Access from more than one major traffic route. Overflow area for future expansion. An abundance of parking spaces Economical and effective service facilities. • Can be effectively buffered from contiguous residential areas . • Uniform attractive signs . Green Oak Township Master Plan 12-18-97 65 �Commercial areas can be classified according to the function they serve. The following descriptions are generalized to allow a contrasting picture of the various types of commercial areas: Convenience commercial areas usually deal with goods that represent daily needs such as goods, medicine. laundry service, and beauty and barber shops. Convenience commercial activities mav be located either individuallv or in small centers which serve one or more neighborhood trade areas . Comparison commercial areas provide commodities that are purchased less fiequently. Therefore, there is a desire on the part of the consumer to compare price and quality at more than one store. Uses typically found in comparison shopping areas include larger supermarkets and drugstores, discount stores, department stores, appliance and furniture stores, and specialty shops. comparison commercial activities also may be individually located but are more typically found in shopping centers. Hence, comparison centers are normally larger than convenience centers, and have larger trade areas. In fact, the consensus of experts is that in order to have a true comparison center including a department store, the trade area should include at least 30,000 potential customers. General commercial areas are often highway oriented and individually located. Such activities include gas stations, auto service and sales, eating and drinking establishments, motels, and similar uses . General commercial activities are frequently located in a strip commercial pattern. The conclusion from this commercial zoning analysis is that zoned land for commercial development is available both now and in the future. It is anticipated that much of the comparison commercial shopping needs will continue to be met outside of the Township in Brighton, South Lyon and Ann Arbor. However the Township does have potential for convenient shopping to serve local neighborhoods and general commercial activities. It is likely that there will be continued expansion for local business, general business type development in response to an increase in residential building activity. These establishments will provide important residential service needs for local nei ohbor-h ood areas. The key to success for future commercial development is proximity to these neighborhood concentrations and accessibility by major roadways. Commercial Land Use 'I I The Master Plan calls for maintaining existing commercial uses which are currently scattered in individual locations around the Township. The development of the area along M-36 west of Whitmore Lake Road will be encouraged in a clustered, rather than strip fashion due to its proximity to U.S . 23 and the avail~bility of infrastructure. Commercial ~evelop?1ent within the M36 Corridor should also be consistent with long range goals and studies which promote traffic management, driveway access, landscap!ng and pot~ntial s_ewer district ~erv_i~e areas._ It is anticipated that the demand for large shoppmg centers will contrnue to be met m Cities of Bnghton, Ann Arbor, and South Lyon and will therefore not be constructed in Green Oak Township. Local Commercial. This designation is planned to provide commercial uses to support existing residents and local business needs . Local commercial uses would include stores, offices or other commercial activities which are small in nature generally serving Township residents rather than regional markets. Consideration factors as summarized on Table 17 inc_ludes accessibility to water and sanitary sewers, paved roads, and lands capable of supporting development. Local I I Green Oak Township Master Plan 12-18-97 66 �commercial is appropriate in selected areas near Silver Lake, and Ten Mile Road and M-36 as designated on the Land Use Map. General Commercial. General Commercial uses are larger in scale (generally more than 5,000 sq. ft .) and cater to a regional market. These areas have a closer relationship with highway uses and could include automobile related services, restaurants, shopping centers, etc. The criteria for location of these uses is also summarized on Table I 7 and include accessibility to water and sewers. proximity to paved roads and lands capable of supporting development. General Commercial is appropriate near U.S. 23 and M-36, U.S. 23 and Eight Mile, and U.S. 23 and the Lee Road intersection. as designated on the Land Use Map. Industrial Land L' se Two categories of industrial land uses are set aside in the Master Plan. Light industrial areas are designated to accommodate uses enclosed mainly within a building whose external effects are not experienced beyond their own property lines. General industrial areas are for industries whose influence or environmental effects are sometimes experienced beyond their own property line. At a future time, the Planning Commission may also wish to establish an intermediate industrial land use called Medium Industrial. This designation would accommodate more intensive uses than light industrial, but less intensive than general industrial. It would also allow the Planning Commission to restrict light industrial uses to those areas adjoining residential areas. I I I I I I a Key conditions in the location of industrial lands are the accessibility to adequate roads, availability of rail (where needed), availability of adequate water supply and wastewater disposal, and compatibility with neighboring land use. A large area of light industrial use exists west of Kensington Road. This is an ideal industrial park due to the proximity to I-96 and relative isolation from existing residential areas. Other limited industrial areas include several existing individual uses found in scattered locations around the Township. At some locations in the Township, older isolated areas of existing industrial uses exist which are incompatible with adjacent residential uses. These areas will be planned for residential uses in the future once these industries close. However, other less intense uses may be appropriate for these areas as well such as local commercial or office. General industrial areas are largely confined to areas of existing general industrial use. The largest general industrial area is located south of the intersection of Kensington and Silver Lake Roads. Future expansion of general industry will likely occur in this area. Other areas of general industry include a strip on both sides of Grand River Avenue, as well as areas near Lee Road and U.S. 23. Research-Office Land Use Research-Office is a category that provides areas for research and office uses which are clean, attractive, and developed in a campus-type setting. The ~ea planned for res~arch/of?ce acti:'1_ti~s. is focused around the Whitmore Lake Road and U.S. 23 interchange to provide maximum visibility from and accessibility to the expressway. Public/Semi-Public Land Use Areas set aside for public, semi-public, and institution~! _u~es are confi_ned to those_existing _uses in the Township. This would include schools, state facilities, cemetenes, fire stat10ns, police and Township offices. Green Oak Township Master Plan 12-18-97 67 �I I I I I ' ' ' ~ ~ ~ ' ' ' ' ' 'p p If lands should ever be converted from public ownership to private ownership, the zoning of this property shall automatically convert from Public Land PL to the lowest density residential or Residential Farming RF. Recreation-Conservation Land Use The abundance of recreational lands provided by HCMA and the State of Michigan has already been discussed. While Regional and State facilities meet a portion of the recreational needs of Township residents, there is a decided lack of community playground and park facilities. The master Plan proposes the designation of an area to be devoted to community park facilities. This area is located near Silver Lake and Silverside. The greatest expanse of planned open space is found in the Island Lake Recreation Area. The preservation of the Huron River corridor in open space will be afforded through its designation under the Michigan Natural River Program and the Township Natural Rivers District. This also includes the Southeast tributary and Davis Creek. Recreation-Conservation uses are also appropriate for designated or future greenway corridors. These corridors could include connecting recreation areas utilized for bike paths, pedestrian easements, horse trails or scenic easements. The intent is to link Township open space or conservation areas within an entire greenway system. Future development is encouraged to provide greenway linkage incorporated within subdivision, site condos or site plans. Natural River Areas Green O:=tl<: Township includes rivers and creeks which are designated for protection under the Natural River Act (Act 21, P.A. 1970) by the Michigan Department of Natural Resources and under the Township Natural Rivers District. Generally, the area 400 feet from the ordinary high water mark on each side of and parallel to the Huron river and its tributaries, Davis Creek and Spring Mill Creek, is designated as Natural Rivers District. Regulations include a building setback of 125' from the river or 50' from the tributaries. The Township proposes to expand these designations to include unnamed tributaries as shown on the Township's wetlands and surface water maps provided by the ERC. These expanded natural River areas include three tributaries south of Nine Mile Road, a tributary south of Twelve Mile Road and other small tributary segments. Many of these expanded tributary sections traverse wetlands and sensitive soil areas which are critical for wildlife habitat surface water filtration and ' groundwater recharge. Green Oak Township Master Plan 12-18-97 68 �II COMMUNITY FACILITY A1'D ROAD PLAN I I I ' ' 'p ' ' ' ' ' ' ' ' ' The impression created by a community is often directly related to its public buildings, parks, and roads. The adequacy of these public facilities has a direct influence upon the To\\11ship's ability to attract new residents. businesses and industry. Within Green Oak Township, there is an acknowledged gap ber-:veen the facilities that residents demand and the facilities that are provided. Rapid population growth. increased expectation of new residents. costs of public improvements, and constrained public budgets ha,·e contributed to the inability of loc:il government to provide extensive public improvements. The presentation of an overly ambitious Plan will not contribute to a solution of the problem. Too many plans have been developed which are nothing more than a ''wish list.·· Rather, the Plan attempts to identify broad areas of need and priority. not specific projects. Such an approach is intended to provide guidance to decision-makers in the allocation of tax dollars towards public improvements. The Community Facilities Plan is strongly coordinated ,,·ith the Land Use Plan so that scarce dollars are devoted to projects benefiting the greatest number of residents. Community Facilities and SerYices Efforts should be directed at the following areas of need: New or Expanded Township Hall - Three things which Green Oak Township lacks are adequate Township office space, adequate meeting facilities. and a community identity. The creation of a ne,v or remodeled Township Hall would contribute to alleviating all three deficiencies. Included in the Hall could be Township offices, community meeting hall, police offices, and senior citizen activity center. The exact location of a future To,,nship hall is currently being studied. Community Park - At least one community park is recommended to meet the recreation needs of local residents. One park should be integrated into the new Township Hall complex and provide such t~ings as picnic areas, pl~~~ound equipment, a shelter house for outdoor gathenngs, and recreat10nal fac1ht1es for Green Oak Township Master Plan 12-18-97 69 �I I I I I I I I I I I I I I I I I I I senior citizens. Another park should be developed to provide for more active recreation with such facilities as baseball/softball diamonds, and football/soccer fields . The preferred location for such a park would be near the intersection of Silverlake and Silverside. • Water and Sewer Extensions - The growth of the U.S. 23 corridor with uses which will be a positive contribution to the community is predicated upon the availability of adequate water supply and sewage disposal. The area which deserves the hiohest priority is the northernmost portion of the corridor in Sections 5 and 8 . .:oThe provision of central \vater sewer to this area will alleviate existing problems and prevent future problems from occurring. Sanitary sewers are also needed for the trilakes including, Fonda, Island and Briggs lakes. The Township has appointed a sewer committee to investigate the feasibility of sanitary sewer service and special assessment districts for this area. A committee has also been appointed for the M-36 corridor with the purpose of investigating long term sewer service alternatives. Until sanitary sewers are available, the Township should explore creation of septic field maintenance districts as promoted by the Livingston County Health Department. These districts establish regular maintenance, pump out and homeowner education for areas with severe septic system limitations. • Fire Station - An additional station will be required to serve the eastern portion of the Township. The recommended location is in the proximity of Ten Mile and Rushton Roads. Township Wide Solid Waste Collection and Recycling - The Township should consider soliciting bids for Township wide solid waste collection. This would maximize efficiency in collection, provide cost savings for residents, increase recycling and reduce illegal dumping of household materials. • Schools - The Township incorporates three school districts. These include the Brighton, South Lyon and Whitmore Lake School Districts. All of these school districts are experiencing over crowding and many schools are at capacity or have exceeded capacity. It is likely that the Brighton and South Lyon Districts will be in need of new elementary schools within the next few years. New schools will possibly be sited within Green Oak Township. This Master Plan recommends that any future schools be carefully sited and that location criteria be established which would consider the following: First, school districts should explore options for expansion at existing school sites. Some of these sites have adequate room for additional school facilities. Second, any future school sites should be located on paved roads and in close proximity to residential or neighborhood areas. Preferred locations for new facilities within Green Oak Township includes the Nine Mile/Rushton area, Ten Mile/Rushton area or the Winans;Rickett road areas. School officials and Township officials are encouraged to maintain open communication regarding long range planning in order to properly plan future school facilities. Roads The road network proposed by the _Plan is a hierarchy base~ upon the f'.'unction each road sef:'es. The four road classifications which are defined below mclude maJor thoroughfares, mmor thoroughfares, collector roads, and local street~ or roads. It is the intent of this pla~ to prov~de guidance regarding the allocation of future road improvement dollars towards roads which function to benefit the greatest number of Township resid~nts. For examp~e, it makes li~tle s~nse to improve a collector road which empties onto a maJor thoroughfare m a state of disrepair. No Green Oak Township Master Plan 12- 18-97 70 �I I I I I ' 'II attempt is made to propose costly road relocations or alter basic road patterns which have been established for years. In addition, no attempt is made to identify specific improvements projects. • Major Thoroughfares - The function of major thoroughfares is to carry larger volumes of traffic either between activity areas within the Township or through the Township. They also provide access to the expressways which serve the Township. The improvement of major thoroughfares rate the highest priority within the Township. • Minor Thoroughfares - The function of minor thoroughfares are much the same as major thoroughfares although more moderate volumes of traffic are carri .s. The improvement of minor thoroughfares rate the second highest priority within the Township. Collector Roads - The function of collector roads are to collect traffic from residential areas and carry it to major or minor thoroughfares. Traffic volumes are generally low . The improvement of collector roads rate the third highest priority within the Township. • Local Streets or Roads - The function of local streets or roads are to provide direct access from individual properties. Traffic volumes are very low. The improvement oflocal streets or roads rate the lowest priority within the Township. II The Master Plan also establishes long range road improvements for the Township. These projects are intended to upgrade the Township's road system and provide safe and convenient passage through the Township. A listing of long range improvements are listed as follows: " "• 'II ' 'p ', l) Work through the Brighton Area Council of Governments to prioritize and attempt to fund improvements to the five major problem intersections in Green Oak Township which are: Lee Road/U.S . 23 interchange, Eight Mile Road and North Main Street interchange with Whitmore Lake Road and U.S . 23 , • Silver Lake and Kensington Road intersection, • Silver Lake and Silverside Drive intersection (because of the intersection geometrics), and • Doane and Rushton Road intersection (because of the intersection geometrics and great change in grade). 2) Several bridges have inadequate load b~aring capacity and musJ be replaced as county, state and federal funds become available. These bndges over the Huron River and the Southeast Branch of the Huron River include: • the McCabe Road bridge the Fairlane Road bridge 3) As County Road Commission funds or as special assessment districts can be formed the following road segments should be paved: Green Oak Township Master Plan [2-18-97 71 �• Maltby Road from Rickett Road west to the Township line • Silver Lake Road from Silverside Drive to Boardwalk in Section 11 (2.2 miles) • Rushton Road between Silver Lake Road and Doane Road (2.1 miles) • Nine Mile Road east of Rushton Road to the County Line (1.2 miles) 4) The west shore neighborhoods of Whitmore Lake have had their access severely restricted by the construction of U.S. 23. The only outside access to the neighborhoods (some 200 homes and two mobile home parks) is from the south via the North Main Street Eight Mile Road/LJ.S. 23 interchange. This intersection is very congested at present. Extension of North Main Street ( old U.S. 23) north to the Nine Mile/U.S. 23 interchange could occur but environmental and traffic impact on the Nine Mile/U.S. 23 interchange may rule out such an alternative. Therefore, redesign of the 1 ·orth Main!U.S. 23 intersection must occur before approval of additional housing units in the area is given. Future residential densities shall be directly influenced by the design capacity of the intersection. 5) The Briggs-Fonda-Island Lakes neighborhoods were developed as summer resort/second home communities. The road right-of-ways are very narrow and winding. Although a public water supply and distribution system serves much of the neighborhoods, each small lot has its own private septic disposal system. As the neighborhoods have converted to year-round residences the infrastructure has become insufficient to serve the area. Any effort to resolve one of the many problems in this area, must also include resolution of the other problems. These problems include: I I • Properly paved roads, engineered to Green Oak Township public road standards, Coordinated stormwater facilities, Public sanitary sewer service throughout the neighborhoods, and • An improved source of water. 6) U .S. 23 Intersections - The Township has four freeway interchanges within its governmental limits. These interchanges include: • Eight Mile Road • Nine Mile Road • Silver Lake Road • Lee Road All four of these interchanges have inherent safety concerns. Issues such as excessive ramp speed, turning movements, sight visibility and driv~way ac~ess h~ve c~u~e~ numerous accidents at the~e interchanges. These concerns also have an mteractlon w:th adJommg land use. For ex~ple, 1f additional or new commercial uses are developed at these mterchanges, these land uses will spawn traffic with accompanying congestion. This congestion may further exacerbate traffic problems at these intersections. Green Oak Township Master Plan 12-18-97 72 �The Township shall therefore encourage the Livingston County Road Commission and the Michigan Department of Transportation to evaluate these interchanges and develop long range traffic safety improvements. Like,"ise, the Township should carefully study the impacts of future land use, and devise access management strategies to reduce traffic safety hazards. 7) Other Intersections. In addition to the intersections associated with freeways, the Township has other intersections which are problematic. The Township should continue to monitor these intersections and encourage long range improvements by the Road Commission which will increase capacity, and traffic flow. At some intersections lane widening, signalization or adjustment of traffic light phasing \\ill also be needed to handle increased traffic flow. 8) Private Roads. The Township should also examine the Township's Private Road Ordinance. Revisions to this Ordinance will help ensure that all private roads provide safe and efficient travel. Revisions should also include incorporation of the American Association of State Highway Transportation Officials (AASHTO) standards. I I I I II Green Oak Township Master Plan 12-18-97 73 �IMPLEMENTATION Once adopted, the Green Oak Master Plan is the official policy guide to be used by the Township Board and Planning Commission to solve the existing and anticipated community development problems identified in this document. Through text and maps, the Master Plan illustrates the an itude and desire of the community toward future growth and development. Further, the Plan also promotes continuity in development policy as memberships on the Planning Commission and Board change o\·er the years. Through text and maps, the Master Plan illustrates the attitude and desire of the community toward future growth and development. To implement the Master Plan, the following specific recommendations are made: Township Policy The ~faster Plan is the official policy document regarding the development of the community. It establishes an idealized goal toward which the entire community can work. The Plan establishes the foundation against which private and public development proposals can be based. 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 improvements are often made incrementally and not related to any overall concept. Zoning The Land Use Plan reflects long-term desired growth patterns and land uses. The chief tool used to implement the land Use Plan is the Township Zoning Ordinance. Future rezoning requests should be reviewed for agreement with the basic proposals of this Plan. Cluster Housing/Open Space Planning I I I I I - The methods of cluster housing and planned unit development, offer the potential of setting aside tracts of open space while allowing the property owner some potential for development. This is desirable for both the property owner and the Township. The property owner is able to develop portions of the site while maintaining significant areas of open space helping to maintain the rural character of the Township. Prese,-vation of open space promotes the general ambiance and property values for current and future residents. There are existing methods available and several methods currently proposed by the State to help ensure the maintenance of open space. The following are examples of existing methods that can be utilized to ensure the maintenance of open space. It is emphasized that t?ese metho~s are options o_nly an_d wil_l req~ire incorpo~ation or adjustments within the Zoning OrdJ.?-ance. Thi_s ~aster Plan, m conJunctlon with Tow!lship B_oard concurrence, authorizes the Plannmg Conuruss10n to explore new open space zonmg opt10ns. These options are described as follows : • Zoning Regulations - Zoning standards can be written to include and promote open space in development. A Cluster Housing Option included in the Zoning Green Oak Township Master Plan 12-18-97 74 �I I I I Ordinance encourages developers to set aside areas of open space in subdivision development. The open space would then be restricted pursuant to the Zoning Ordinance (i.e., special use permits) and could be developed only under circumstances agreed upon by the developer and Township during site plan review. Clustering with agreements for open space preservation are the most important technique for open space preservation and should receive priority attention for zoning implementation. I II A development which proposes the use of Planned Unit Development or the Cluster Housing Option is eligible for a density bonus. For example, areas that are designated very low density residential with a corresponding density of one dwelling unit for every five acres would be allowed to increase density calculated at a rate of one dwelling unit for every two and one half (2 1/2) acres if the development is incorporated within the Planned Unit Development/Open Space Community or Cluster Housing option. It is believed that this density bonus is warranted due to the amount of open space that would be required to be set aside in order to make such development eligible for PUD or cluster option development. •I • • • • • • • - A second method used to maintain open space is the Planned Unit Development (PCD). A PUD is a rezoning that is tied to a specific plan. If an open space element is included as a part of the PUD, an amendment of the PUD, or a rezoning, would be required to alter the open space. The Township can then, of course, either approve or deny the amended PUD. • Restrictive Covenants and Deed Restrictions - These types of regulations can be used when open space is included as a part of residential subdivision . Depending on how these documents are written, restrictive covenants and deed restrictions can be effective, requiring both Township, subdivision association, or individual parcel owner approval for any substantial changes to the approved plan. These restrictions, though effective, can be somewhat difficult to monitor and enforce. • Land Trust - Open space created through cluster housing, sliding scale or a PUD can be placed into a land trust. A land trust is an organization that holds the development rights for a given piece of property through a recordable agreement with the property owner and, in some cases, the To~nship. Land Trusts are normally non-profit organizations that work directly in protecting land for its natural, agricultural, scenic, historic and productive uses. Land Trusts may acquire development rights through donation and, in rare cases, may purchase those rights. It should be noted that enrollment of lands in a Land Trust is a serious proposition as it is unlikely that the Trust will relinquish development rights except under extreme circumstances. Land Trusts can use conservation easements as a tool for preservation and can also offer long range tax incentives for property owners. Within Livingston County, the Livingston Land Conservancy (810-229-4141) is available to help property owners and Township officials implement open space preservation with appropriate funding. • Conservation Easement - Conservation easements are legal instruments executed between two or more parties where the property owner "gives up" the right to develop _to t~e other party_ (or parties). Traditionally, the property ~wner receives something m return. This may be a payment, a tax break, a service, or anything agreeable to the parties. The easement remains in effect for the period agreed upon and cannot be broken unless all parties agree. This is one of the most Green Oak Township Master Plan 7-8-99 75 �powerful tools for protecting open space because the term of the agreement can be long or short, the agreements are less subject to changes in township government, and they are more readily identified during a sale. The inclusion of a third party to the agreement in addition to the property owner and the community, such as an environmental conservancy group, might strengthen the long-term probability that the agreements would be maintained. The State of Michigan authorizes conserYation easements under Act 197 of 1980, the Conservation and Historic Presen-ation Easement Act. • ' ', ', , , , ' ' Public Act 116 Open Space Provisions - Act 116 of the Public Acts of 1974 provides for a development rights agreement for locally designated open space. This technique is similar to the conservation easements discussed earlier. It requires both local and state approval of the application. No subsequent development can occur without the permission of the community. No minimum acreage is required to enroll land in the State Open Space program. There is a 40 acre minimum requirement for the enrollment of farmlands under a farmland agreement. The tax benefits realized are through a reduction in value of the dedicated open space land due to relinquishment of the development rights by the property owner(s). The term of open space easements ranges from a minimum of ten years to as long as ninety-nine years. Local units of government may terminate an open space agreement at any time if they determine that development of the land is in the public interest and the property owner(s) agrees. The property owner(s) may request termination of an open space agreement by applying to the local governing body. The petitioner is required to pay a penalty plus interest on the development rights during the period it was held by the local unit of government. The primary purpose of these agreements is the permanent dedication of open space. Some agreements have a spin-off advantage of a tax benefit; the taxing benefit is a windfall for the property owner and should not be viewed as the primary reason for the dedication of open space. • Purchase of Development Rights - Purchasable Development Rights (PD R's), are used to compensate a landowner for value oflost development rights in exchange for maintaining the property at a desired use and density. PDR programs can be used to preserve resources, open spaces, and even affordable housing areas. A PDR can be used to buy some or all of the development rights of a landowner. Non-conforming Zoning In some areas of the Township, the Master Plan recommends larger lots and lower densities than what is currently recorded. This non-conformity is especially prevalent around lake areas where the Master Plan and zoning regulations require larger lots than what is currently provided. Larger lots and lower densities are preferred because of environmental concerns and overcrowding. The Planning Commission recognizes ~t the current no~-conforming status may place li~tation~ on property owners who wish to re-ht~ild or expand .. It 1s reco~ended_1l?-at the Township c~ms1der Zoning Ordinance amendments which would mo~1fy regulat10~s p~allll?g to non-conformmg lots and/or structures, thereby easing current regulat10ns and makmg 1t easier for property owners to utilize non-conforming lots or structures. Green Oak Township Master Plan 12-18-97 76 �• •II • • • • • • • •II Capital Improvements Program The Township's role in providing and financing community facilities will undoubtedly increase in the future. An orderly procedure for planning and :financing such facilities can be achieved through the adoption of a Capital Improvements Program (CIP) attached to the annual budgeting process. The CIP is a schedule of projects developed for a six-year period and contains estimated costs and sources of funding. The CIP should be updated annually in conjunction \\ith the preparation of the Township budget . Federal/State Funds Given the high cost of public improvements, many local units of government have become reliant on outside sources of funding. Green Oak Township has already enhanced its ability to secure grant funds by adopting a Master Plan. The Plan not only sets priority for public improvements but should also be used to justify the need for such improvements to funding agencies . Local Funds The potential availability of grant funds does not eliminate the necessity to finance all or portions of projects with local funds . It is the rule rather than the exception that federal grants require the local unit of government to fund a portion of the project. Local funding can be raised through the following sources: 1. General Fund - The Township Board may make an appropriation from the general fund to finance certain improvements. However, this method is not considered entirely feasible because general funds are usually needed to finance essential services, leaving little available money for additional projects . 2. Revenue Sharing - Again, the Township Board may choose to appropriate a portion of federal and state revenue sharing funds for improvement projects. However, federal revenue sharing cannot be used as a local match to federal grants. 3. General Obligation Bonds - With the approval of the voters, the Township can sell general obligation bonds, usually having a long payback period and lo\v interest rates. GO bonds enjoy the backing of the full faith and credit of the Township. However, the sale of GO bonds usually results in a millage increase. 4. Revenue Bonds - Revenue bonds are paid off through revenues generated by a project. For example, most municipal water systems are financed thro1:1gh revenue bonds wi~h user charges paying off the bond. Revenue bonds are not necessanly back by the full faith and credit of the Township, do not require voter approval, and usually are sold at higher interest rates than GO bonds. 5. Special Millage - The Township Board may ask for voter approval to earmark increased millage for a specific improvement project. 6. Special Assessment- Many projects which benefit only a _segrnent of the community rather than the community at large are financed through special assessments to the benefit of property owners. Drainage and street improvements are projects frequently financed through special assessments. II Ill ~ Green Oak Township Master Plan 12-18-97 77 �Master Plan Updates This plan should not become a static document. The Township Planning Commission should anempt to re-evaluate and update portions of it on an annual basis. The bnd use portion should be updated at least once every few years and the Planning Commission should set goals for the review of yarious sections of this Plan on a yearly program. Green Oak Township Master Plan 12-18-97 78 �I I I I • GREEN OAK TOWNSHIP COMMUNITY PLANNING SURVEY TABULATION Section A. Changes in Green Oak Township have brought about numerous concerns to our community . These concerns range from environmental and planning-oriented issues to social seNice concerns now facing our communities. Please check if you think each item is ■ ■ ■ I • • • •II • • • --~ Current Community Problems a serious problem in Green Oak Township , only a minor problem in Green Oak Township , or not a problem at all. (Results givE:n in percentages) 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13 . 14. 15. 16 . 17. 18. 19. 20. Breaking and entering, crime . Drug use. Groundwater contamination. Air pollution. Declining quality of homes. Shortage of affordable housing. Unattractive or undesirable areas or buildings. Excessive signs or billboards. Excessive industrial development Excessive commercial or industrial development. Excessive residential development. Traffic congestion. Paved roads not maintained. Gravel roads not maintained. Incidence of stray animals. Lack of public services. Illegal dumping. Oil and gas extraction. Sand and gravel pits. Destruction of natural environment. Section B. Serious Problem Minor Probiem 19.3 25.3 29.4 13.6 5 .72 18.1 15.8 52.3 36.7 30.8 33.2 3.6 25.3 47.4 10.8 8.4 13.0 35.7 60.8 41 .2 30.1 17.7 29.5 26.8 17.5 9.8 15.4 6.7 7.6 13.3 29.3 23.7 24.9 56.1 54.8 51.5 7.0 8.2 8.8 30.3 42.3 40.5 29.8 34.0 32.5 37.0 16.03 21.2 34.9 37.2 28.4 20.7 10.1 43.8 39.1 17.9 6.0 40.4 19.4 4 .2 1.7 2.2 6.2 9.5 7.8 18.6 42 .9 30. 1 14.0 14.8 28.3 28.8 36.7 53.9 12.7 20.6 26.5 4 .7 8.3 31 .7 Not a Do not know Problem or cannot rate Future Planning Many changes are taking place in the development of Green Oak Township. Because of our location, change is inevitable. We would like to have your thoughts about this development and in which directions you would like it to go. What makes Green Oak Township a desirable place to live. Please answer the following questions with this question in mind . �ii 1. Original homestead. Good schools. Convenience to work. Natural beauty of the area. Desire for rural environment Property on water. Good place to raise a fam ily. Affordable. Other. (See attachment) • JI Why did you chose to live in Green O3.k Township. (Mark as many as apply to your situation.) 2. II •.. , , ~ 30.3% 69 .1% 72.6%. 27.3% 44.2% 44.8% What concerns do you feel Green Oak Township should give priority to in its plann ing ? (Check &I! that apply.) (Results given in percentages) "• "• •II 10.3% 27.4% Not a Priority Air and water pollution control 4.6 Availability of public sewage treatment 20.5 Availability of public water supply 25.3 Quality road system throughout the 4.8 Township 3.7 Preservation of the natural environment Other (See attachment) 3. Low Priority Moderate Priority High Priority 11.3 24.3 28.1 9.4 30.1 27.3 21.8 33.4 54 .0 27.9 24.8 52.4 4.6 20.1 71 .6 The Planning Commission is currently working on a Master Plan for the Township . We need your input. What kinds of development policies would you like to see the Townshi p follow in the future? (Check all that apply.) Low Priority Moderate Priority High Priori ty 8.7 11 .0 23.8 56.5 Encourage the Township to develop primarily as a community of residential subdivisions . 26 .1 21 .0 30.0 23 .9 Provide more subdivisions of smaller lots (one acre and less) . 57 .3 22.7 12.6 7.4 Provide more multiple and/or lower cost housing. 65 .1 17.8 11.1 60 (Results given in percentages) Work to keep the rural residential atmosphere with larger lots (one acre and above) . Not a Priority �Protect the unique natural water features of the Township such as the lakes, wetlands, creeks, rivers, and their watersheds. 1.1 2.7 12.7 83.5 Limit business and industry to planned centers. 3.6 6.2 23 .0 67.2 23.1 28.1 30.5 18.3 Provide more goods/services locally. Other. (See attachment) II 4. What do you like most about the Green Oak community? (See attachment) 5. What would you like to see changed within the community? (See attachment) 6. What is your vision for the future of the Green Oak community? (See attachment) 7. To what concerns should Green Oak give its planning? (Results given in percentages) "II Not a Priority 2.6 Open space 1.2 Natural rivers 3.8 Roadside trees 3.1 Drainage 3.3 Wetlands 1.3 Groundwater quality 6.1 Scenic vistas 1.5 Quality road system 6.7 Farmlands 9.8 Historical and archaeological sites 1.1 Lakes and streams 4.1 Unique wildlife or habitats 15.3 Large home sites 2.1 Rural atmosphere 4.5 Good schools 9.1 Recreation 12.9 Highway accessibility to regional shopping and employment opportun ities 2 .5 Police protection 6.5 Sense of community with neighbors II 8. Low Priority Moderate Priority High Priority 8.2 3.9 13.6 34.7 20.8 27 .5 38.9 29.1 16.7 33.5 29.1 54.5 13.5 10.0 2.1 74.1 55.1 44 .5 57.6 24.7 40.8 34.0 3.6 10.5 23.7 5.9 4.6 20.6 21 .3 19.5 26.9 29.5 22.0 20.6 37.9 34. 6 79.9 45 .0 63.7 32.3 31.5 75 .8 58.5 31 .5 70.0 70. 3 32.4 32.2 6.3 15.3 29.7 37.5 61 .5 40.7 15.4 5.7 20.2 Should the Township develop a community focus which would contain most or all governmental buildings and functions in a central location? Yes No Undecided 57.1% 18.6% 23 .0% �9. Would you support a Town Center is it included commercial businesses as well as sit down family restaurants, a hardware store, a bank, or medicaVprofessional offices? Yes No Undecided 10. 37.8% 42.9% 19.3% Please indicate if you would strongly agree, agree, or disagree with the following goal statements. (Results given in percentages) •Ill II : .. , Strongly Agree Agree Disagree Undecided a. The community should try to maintain a low density, rural atmosphere. 61.5 27.9 6.8 3.8 b. Housing regulations should allow developers to cluster houses in one portion of a parcel so that open space, woodlands, wetlands, and other natural features· can be preserved on the other portions of the parcel. 35.5 35.3 18.1 11 . 1 C. Green Oak should attempt to prevent surrounding communities from annexing portions of the Township. 55.0 23.2 6.9 14.9 d. The Township should play a more active role in promoting industrial and commercial development. 9.5 25.5 53.6 11 .4 e. 45.8 The Township should enforce regulations to prohibit the construction of new billboards along U.S . 23 and other major thoroughfares within the community. 32.9 11.3 10.0 f. Hunting should be prohibited throughout the Township . 35 .2 16.8 38 .3 9.7 g. Hunting should be prohibited only near residential areas . 30 .6 26.6 37 .2 5.6 �1 1. • '- II Please indicate your preferences for future land use development. (Check all that apply.) (Results given in percentages) Strongly Agree Single family residential on lots Less than 1/2 acre in size Between 1/2 acre and 1 acre One acre in size Two acres in size Five acres or more in size Apartments Mobile homes New, planned neighborhood commercial Office de" elopment Research and development Light industrial Mineral extractions 44.5 5.5 29.3 24.1 14.8 18.1 1.9 1.9 5.5 32.4 14.5' 38.3 43.6 33.1 21.8 19.9 7.0 28.2 18.7 70.7 27.1 23.4 39.3 45.5 70.0 85 .5 51.6 4.4 9.3 5.3 8.9 12.8 14.6 8.2 5.6 14.7 5.3 9.2 4.5 4.6 38.2 41.0 38.3 13.2 44.9 37.4 47.4 66.2 11.6 12.4 9.8 18.8 Agree Disagree · Undecided 12. Which roadways and intersections within Green Oak Township need to be improved? Please list you top three picks. (See attachment) 13. Where would you like to see improvements to U.S. 23 interchanges? (Results given in percentages) Lee Road Silver Lake Road M-36/9 Mile 8 Mile Do not know 14. Not a Priority 51 .1 46.6 40.2 43.5 Low Priority 21 .3 20.9 18.4 22.5 Moderate Priority High Priority 14.3 17.5 16.8 16.9 13.3 15.0 24.6 17.1 We would like to find out what kinds of business you would like to see more of in Green Oak Township. Below is a list of businesses. Please check if you would like to see more of each type of business listed. a. b. c. d. e. f. g. h. i. k. I. m. n. 0. p. Major supermarket Major department store (i.e. Sears , Hudsons) Major discount store (i.e . K-mart) Mall-type shopping center Clothing store Drug store Dry cleaners Laundromat Service (gas) station Barber or beauty shop Hardware store Shoe store Restaurant Fast food or carry-out establishment Variety or dime store 269 222 258 183 170 175 117 75 184 86 215 167 511 137 128 �q. r. s. t. u. V. W. X. y. z. aa. bb . cc . dd . 15. Home appliance, video, stereo store Book store Cards and gift store Jewelry store Flowers, plant Movie theater Automobile dealer Bank Medical or dental offices Attorney's offices Insurance company offices Day care center Adult foster care Other (See attached) 87 227 145 48 144 208 67 194 234 99 87 213 139 If you own multiple acreage in Green Oak Township, do you intend to develop it in the near future? Yes No 2.4% 97.6% SectiorC6mmunity Services 1. Green Oak Township would like to improve the quality of police services . Below is a list of standard police work activities. for each activity please check if police time and effort should INCREASE, STAY ABOUT THE SAME, or DECREASE. (Results given in percentages) Patrol of residential areas Patrol of commercial and industrial areas Crime investigation Speed limit enforcement Juvenile programs Community relations Local ordinance enforcement Other (See attachment) 2. Increase Stay about the same Decrease Do not know cannot rate 52.7 11.5 37.1 50.3 1.4 6.2 8.8 32.0 25 .6 27.7 32.6 30.4 27.8 44.2 54.0 34.6 43.4 46 .4 1.5 9'.4 2.5 3.3 3.8 28.6 9.0 30.4 23.0 22.0 Would you be interested in participating in a volunteer "neighborhood watch " program fo r your neighborhood by being alert and reporting unusual situations to the Townsh ip po lice department? Yes No 62.4% 37.6% �3 The current police millage is 1.0 mills for operation only. Would you favor. Increasing the millage 13.2% Renewal of the existing millage 61 .8% Not renewing the existing millage 7.4% Do not know 17.7% 4. Green Oak has a paid volunteer fire department. How would you rate fire protection seNice in Green Oak? 15.2% 35.6% 7 .2% 2.4% 39.7% Excellent Good Fair Poor Undecided 5. The current fire department millage of 0.5 mills is for capital outlay (buildings and equipment). Would you favor: Increasing the millage 11.0% Renewal of the existing millage 64.2% Not renewing the existing millage 5.8% Do not know 1 9. 1% 6. Would you be interested in the development of a Green Oak Township emergency medical services program? Yes No Undecided 7. If Yes, would you be willing to support emergency medical services with a tax increase? Yes No 8. 44.3% 26.6% 29.1% 44.5% 55.5% Do you live on a gravel road? Yes 44.3% No 55.7% (See attachment for list of road names) 9. If yes, do you want this road paved? Yes No Undecided 46.3% 42.0% 11 .7% �10. Are there any main Township roads you believe should be paved? Yes No 56.4% 43.6% If yes, please specify which road(s) should be paved. (See attachment) 11. Would you favor a special assessment to pay for public road paving? Yes No Undecided 12. Salt brine is currently applied to all public gravel roads to control dust. Should th is service be continued? Yes No Undecided 13. No 33.0% 67.0% Do you think the Township should continue to permit the installation of private roads? Yes No Undecided 15. 63.3% 14.8% 21.9% Do you live on a private road? Yes 14. 24.7% 52.5% 22.8% 48.4% 22.3% 29.3% How do you dispose of your household trash? Contract with private hauler Take it to landfill myself Other (See attachment) 16. Would you favor a Township-wide weekly household trash pick-up program? Yes No Undecided 17. 1155 103 48.1% 33.0% 18.9% If yes on question 16, how would you prefer to pay for this program? Monthly 14.2% Quarterly 37.7% On tax statement 28.6% Undecided 19.5% �When recycling becomes mandatory would your prefer. To separate and pick up at home by yourself 48.0% To source separation by hauler 20.4% Undecided 31.6% How would you rate the building code and zoning ordinance enforcement services of the Township? Excellent Good Fair Poor Undecided 4.7% 27.5% 22.3% 17.8% 27.7% How would you rate general ordinance enforcement such as junk cars, blight, others . Excellent Good Fair Poor Undecided 3.5% 24.3% 28.5% 28.4% 15.4% Livingston County is responsible for providing animal control services in Green Oak Township. How would you rate this service? Excellent Good Fair Poor Undecided 4.6% 28.1% 21.1% 18.5% 27.7% Green Oak Township has land reserved for a Township recreation park. For each of the facilities listed below, check one that you would like to see developed in the new park or elsewhere. Outdoor pool 354 Ball fields 657 Soccer fields 364 Football fields 178 Tennis courts 461 Open space/passive park? 14 Outdoor ice rink 422 Playgrounds 689 Jogging and exercise traiV01 Picnic pavilion 691 Basketball courts 300 Other (See attachment) �23. • • • I Should the Township acquire additional land for neighborhood park development? Yes No Undecided 24 . Would you favor a millage, for recreational use only, for park land acquisition and expansion of recreation programming and facilities? Yes No Undecided 25a . No 35.9% 64.1% Do you favor a millage increase to support a library? Yes No 25c. 21.7% 55.7% 22.6% Do you favor Green Oak Township, joining with a neighboring community to form a district library, bearing in mind that the law requires that the entire township be in one ( 1) district only? Yes 25b. 28.1% 44.2% 27.7% 27.3% 72.7% If a library is built in Green Oak Township, where should it be? Lee Road/Fieldcrest Area13.4% Silver Lake Road/US-23 21.3% Rushton/10 Mile Road 19.7% 9 Mile/US-23 7 .1% Have no preference 38.4% 25d. Do you use any of the following libraries? Brighton South Lyon Whitmore Lake Other 44 .6% 38.7% 7.3% 9.5% The increase in population and development of vacant lands often creates a need for public water and sanitary sewer service. We would like to assess the need or desire for these services in Green Oak Township. 26. Have you experienced poor water quality or contamination of your well ? Yes No Do not know 23 .1% 69.1% 7.8% �I I I 27 _ Should the Township develop a public water system? Yes No Undecided 2s Have you experienced septic system failure or had difficulty finding soil on your property that is suitable for a septic field? Yes No Do not know 29. 25.9% 49.6% 24.5% 10.5% 84.0% 5.5% Should the Township develop a public sanitary sewer system and sewage treatment plant? Yes No Undecided Section D. 27.5% 48.2% 24.3% Demographics What school district do you live in? South Lyon Brighton Whitmore Lake 2. How long have you and members of your household lived in Green Oak Township? Less than one year 1-3 years 4-5 years 6-1 O years 11-20 years More than 20 years 3. 43.6% 42.3% 14.1% 3.6% 19.7% 13.9% 18.2% 21.6% 23.0% How many persons presently live in this household? Mean=3 How many are 17 years of age or younger? Mean=1 for all households Mean=2 for households with children how many are 62 years of age or older? Mean=2 for households reporting at least one person age 62 or older. � 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 Green-Oak-Twp_Master-Plan_1999 Creator An entity primarily responsible for making the resource Green Oak Township Board Green Oak Township Planning Commission, Green Oak Township, Livingston County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1999-07-08 Title A name given to the resource Green Oak Township Master Plan Description An account of the resource The Green Oak Township Master Plan was prepared by the Green Oak Township Board and Planning Commission, with assistance from Carlisle/Wortman Associates, Inc. The Master Plan was adopted on December 18, 1997 and was revised and re-adopted July 8, 1999. Subject The topic of the resource Master plan reports Green Oak Township (Mich.) Livingston County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/548a9af6b5349de4f619b4e8130ba556.pdf a4db548946089f32252508e7deb1a065 PDF Text Text ll@W lLOW~~@~lJ@~ ©@OJJ i~©llil �I LIST OF OFFICIALS Township Board Supervisor Clerk Treasurer Trustee Trustee Kenneth I. Masak Mona M. Wenze I Isabel M. Vitale Louis Driver Leonard Farmer Planning Commission Chairman Vice Chairman Secretary Philip Gage Louis Driver Mark McMacken George Belyea* Horry Grow Richard Kowalski Stu art Leach Dr. Robert Vanderluis Elmer Warner • • • • • • Planning Consultant Parkins, Rogers & Associates, Inc. Detroit, Michigan 48226 * Participated in study until June, 1971. Maurice F. Parkins, AIP, ASLA, PCP Brandon M. Rogers, AIP, PCP • �• • • • • • • • • • • • • 1)1, Parkins/Rogers and Associates/incorporated PLANNING AND URBAN RENEWAL CONSULTANTS (][) <>~\ll7p◊ 925 Book Building Detroit, Michigan 48226 (313) 961-9400 MAURICE F. PARKINS, AIP, ASLA, PCP, PRESIDENT BRANDON M. ROGERS, AIP, PCP, EXECUTIVE VICE PRESIDENT December 15, 1971 Mr. Kenneth Masak, Supervisor Green Oak Township Green Oak Township Board Green Oak Township Planning Commission Gentlemen: We are pleased to submit the Comprehensive Development Plan for the Township of Green Oak. The Plan represents one year of study and analysis of the characteristics and planning problems of the Township. The Plan is designed to serve as a guide upon which Township development can be based during the next 20 years • Essentially, the Comprehensive Development Plan, as opposed to single-purpose, piecemeal decisions, provides long-range and collective judgement on the best means to attract new growth, preserve property values, and better the living environment in the Township of Green Oak. The cha I lenge of its effectuation remains in the hands of Township citizens, businessmen, civic leaders, and elected officials • We wish to express our appreciation to the many officials and citizens of the Township of Green Oak who assisted in the planning program. In particular, we recognize the encouragement and assistance provided by the members of the Township Planning Commission • Respectfully submitted, PARKINS, ROGERS & ASSOCIATES, INC. ·7t l ~ J/ttt?i?~,{ ~ I fit,i #ttJ Maurice F. Parkins, AIP, PCP, ASLA President ~~ Jr\ I a,~~ers, ;,P, Executive Vice President MFP /BMR/s t . �Mark A Wycf(off 400 Everett Dr Lansing, Mich. 48915 GREEN OAK TOWNSHIP Livingston County, Michigan COMPREHENSIVE DEVELOPMENT PLAN 1990 PARKINS, ROGERS & ASSOCIATES, INC. Planning and Urban Renewal Consultants 925 Book Bui Id ing Detroit, Michigan 48226 �• • TABLE OF CONTENTS Page Item Letter of Transmittal Title Page V Tab le of Contents VII I List of Tables pst of Maps IX Elements of Community Planning xi Existing Land Use and Natural Resources Inventory of Existing Land Uses Analysis of Land Use Pattern 3 Inventory of Natural Resources 9 17 Analysis of Physiographic Conditions 21 Population and Economy 21 Population Characteristics and Trends Population Composition 24 Popu lotion Projection 28 33 Economic Characteristics and Trends Employment 33 Income Distribution 36 Tax Base 38 Economic Potential and Land Use Needs Ill II II II Ill 40 Residential 40 Commercial 44 Industrial 44 Regional Parkland 45 Agriculture 45 - V - �I I TABLE OF CONTENTS (Continued) Item Page Goa Is and Objectives 47 Basic Issues and Community Attitudes 47 Residential 50 Commercial 51 Industrial 52 Community Facilities 53 Recreation and Open Space 53 Transportation 54 57 Land Use Plan Residential 60 Commercial 64 Office 67 Civic Center 67 Industrial 68 Extractive 70 Regional Parkland 71 Trafficway Plan 73 Highway Inventory and Circulation Analysis 73 Highway Characteristics 80 Roi I and Air Foci Iities 88 Transportation Plan 89 Community Facilities Plan 99 Existing Schools 99 Existing Recreation 104 Existing Fire Protection 108 Existing Police Protection 112 - vi - I I I I I I I I I I I I I I I I �_, TABLE OF CONTENTS (Continued) Page Item Existing Library Facilities 114 Existing Local Administration 115 Existing Uti Ii ties 116 Community Facilities Pla_n 119 School 121 Recreation 127 Fire Protection 128 Police Protection 131 Library 131 Local Administration 132 Uti Iities 133 Comprehensiye Development Plan 135 Appendix Questionnaire Letter Questionnaire 2 Summary of Socio-Economic Dato 3 - VI I - �LIST OF TABLES No. Page Major Lakes 14 2 Past Population Growth Trends 22 3 Age Composition ( Planning Area 700) 27 4 Popu la ti on Projections, 1980 and 1990 29 5 Employment by Industry Group ( Planning Area 700) 36 6 Household Incomes (Planning Area 700) 37 7 Assessment Roi I by Land Use 39 8 Residential Construction Trends, 1966 - 1969 41 9 Multiple Housing Unit Construction Trends, 1965 - 1969 42 10 Community Attitude Information, 1970 48 ll County Primary Roads, 1970 76 12 County Local Roads, l 970 78 13 County Road Surface Sufficiency Ratings, 1970 81 14 State Highway Traffic Flow, 1969 83 15 Major County Road Traffic Flow, 1969 84 16 State Highway and County Road Accidents, 1968 - 1970 86 17 Inadequate County Road Bridges, 1970 87 18 Recommended Road Cross Section Standards 91 19 Desirable School Standards 100 20 Public School Facilities 101 21 Desirable Recreation Standards 106 22 Fire Company Distribution Standards 109 - VIII - I I I I I I I I I I I I I I I I I I �• • • • • • • • • •II II II II II II II II II LIST OF MAPS Fol lowing Page No . Existing Land Use 4 2 Physic-Economic Limitations for Concentrated Urban Development 18 3 Community Facilities Plan - 1990 120 4 Comprehensive Development Plan 135 - ix - �I I I I • • • • • • • • • • • • • • ELEMENTS OF COMMUNITY PLANNING What is Community Planning? Community planning is planning by municipal government. It is concerned with the solving of existing physical, social and economic problems in the community; it also guides future community growth and development . Community planning operates under the general objectives established by State legislation. It is also controlled by the voters of the community through its elected officials . In putting into effect the recommendations of community planning, the governing body is the final authority. The Planning Commission only recommends but does so on the basis of facts and their analyses. The governing body has the authority to act on land acquisition, bond issues, and the effectuation of the public works program recommended by the Planning Commission. It also has final authority on zoning and other legislation to regulate land uses and population densities. · This is the basic legal administrative framework of community planning. What Can Community Planning Accomplish? The most important function of community planning is to coordinate the various physical elements that make up the community. Its aim is to achieve optimum compatibility and efficiency between these elements. Community planning can prevent duplication of effort among the various departments of government and avoid competition for land and funds. Even more important, community planning can influence the stabilization, conservation and improvement of private property and natural resources. In general, it aids in furthering the welfare of the people . What is the Comprehensive Development Plan? The Comprehensive Development Plan is a product of the planning process. Through text, maps and other graphic aids, it explains the philosophy and desires of the community towards the future. Each community must be viewed as a unique area because of the variety of factors that influence its growth. The Comprehensive Development Plan seeks to express an ideal, yet achievable community in terms of existing conditions, growth potential and accepted planning concepts and standards. At the same time, the Plan is flexible enough so that changing future conditions in such areas as technology and demands for services can be met by the community. To be most effective, the Comprehensive Development Plan must obtain the joint participation of citizens and public officials in the orderly development of the community . - xi - �EXISTING LAND USE AND NATURAL RESOURCES �EXISTING LAND USE AND NATURAL RESOURCES Introduction A community's development pattern can be related to a number of determinants, including: natural conditions, technological and economic changes, citizen demands, and political activities. In essence, land use patt.erns are the result of the actions of people modified somewhat by the natural landscape. This study analyzes the present land use of Green Oak Township and identifies natural resource limitations. Th~ existing patterns of land use and the natural resource Iimitations provide the base from which the CompreJ-iensive Development Plan will be pr~pared for the proposed future use of Township land. The land use and natural resource survey and analysis offer the essential information pertaining to the types and intensity of land utilization, patterns of development growth pressures, and land capability. The composition and analysis of this information is basic to an understanding of the Township environment and its potential for accommodating urban processes. Inventory of Existing Land Uses In the summer of 1969, the Township Planning Commission surveyed the Township to obtain information on current land usage. The specific ownership or use of each parcel of land were indicated on a property line map. In the fall of 1970, the Planning Consultant conducted an existing land use survey based primarily on land coverage, Aerial photos of the Township were utilized as field sheets. A windshield survey identified and classified all existing land uses. The survey information was then recorded and generalized in a large base map especially prepared for this purpose at the scale of one inch equals 900 feet. - l - �A classification of land uses is necessary to provide a common understanding of the material presented. Land uses can generally be grouped into major categories, such as residential, commercial, industrial and agricultural. Since these categories were not conclusive enough for Green Oak Township, a further breakdown was necessary. The fol lowing is a description of the various land use classifications used in this study. Single Family and Farm Lot Residential.-- This is an area, platted or unplatted, in which single family, detached dwellings and their accessory buildings are located. This category also includes farm and rural non-farm dwelling units. Multiple Family Residential.-- This is an area in which two or more dwellings per residential structure are located. This primarily includes apartments and townhouses. Mobile Home.-- This is an area in which mobile homes are clustered in settlements known as mobile home parks or on individual lots. Commercial.-- This classification is composed of all areas used for commercial purposes including the retail ·sale of goods (e.g., grocery stores and gas stations), businesses providing services (e.g., restaurants and real estate offices) and commercial transit lodgings (e.g., hotels and motels). Industrial (including Warehousing and Storage).-- This category includes land areas with or without buildings where raw or semi-finished material is processed, fabricated and/ or manufactured. Warehousing and storage applies to land areas which are used for the storage of materials, whether enclosed in a building or not. Open storage for junk cars or waste materials are considered industrial uses because of the possible nuisance factors associated with them. - 2 - I I I I • • • • • • �Extractive.-- Areas in which sand, gravel, clay, peat or rock are mined have been placed in the extractive category. Public, Quasi-Public and Recreation.-- Land areas and facilities such as schools and government buildings, which are available to or used by all the people within a particular service area, are considered pub I ic uses. Also included in this classification are areas and buildings that are used by a limited number of persons with particular interests and who do not have profit as their main motive (Quasi-Public and Recreation). This category includes churches, camps, and public and private recreation lands and facilities. Agricultural and Vacant. -- This classification is applied principally to areas for crop land, permanent pasture land and land lying fallow, but which indicates cultivation at an earlier date. Vacant land not used for any purpose listed in "built-up" areas and undeveloped portions of the Township are also included in this category. Areas occupied by streams, lakes and other bodies of water are assigned in this broad classification. Analysis of Land Use Pattern Map 11 entitled Existing Land Use, shows the major land use categories previously described. For the sake of graphic presentation, the patterns have been generalized. The Township covers an area of 36.8 square miles or 23,552 acres. This is approximately 512 acres more than a "normal" township due to original government survey adjustments. The extreme western sections of the Township were expanded to satisfy these survey needs. Single Family and Fqrm Lot Residential The existing sing Ie family and farm lot residential uses amount to about l, 768 dwelling units. Of these, about l, 133 or 64. l per cent occupy individual lots generally - 3 - �under one acre. These homes were found to exist in several subdivisions and around the "builtup" lakes. Approximately 505 homes or 28.6 per cent gradually occupy lots over one acre of land and were considered rural non-farm residences. These homes either showed previous a~ricultural practices or were of the estate type development. About 130 dwelling units or 7 .3 per cent were considered farm residences. These uni ts norma II y occupied over five acres of land and evidenced active agricultural practices. The pattern of intensive residentia I development is apparent on tv\ap 1. The Wi llmorSaxony Subdivision in the northwest quarter of Section 5 is by far the largest "non-lake subdivision in the Township. Other "non-lake" subdivisions are scattered throughout the Township. The residential development surrounding many of the lakes is generally characterized by small lot sizes. The majority of this type of development occurs around Fonda Island and Briggs Lake in the northern part of the Township, Silver Lake in the center of the Township and Whitmore Lake in the southern portion of the T-ownship. While the original purpose of the majority of these dwelling units was for seasonal use, there has been a trend in recent years to convert them to year-round homes. This trend has created pollution problems around some of the lakes in the Township. Cabins used by campers form concentrations, generally located near lakes, but were not counted as dwelling units. The use of very smal I lake frontage lots without adequate utilities has increased health and sanitation ·problems. Overcrowding of the lakes should be avoided or the optimum use of lakes for recreation purposes is jeopardized. As a result of early settlement patterns and fairly good farmland, farm lots are generally evenly distributed throughout the Township along section line roads and major connecting roads. Lot size is not as significant with residentia I farm lots because of the -4- I I I I • • • • • • • • • • • • • •~ �MALTBY ~] 7 a @ i 1 " t ~J 1 ,, ~ ~ : ~ . , !I . -- ··- i:'":.~1:;: ., "'~~·'.l:t t1},f liffJ~r~~3;r·c~•;/-_:·~: ;: · :~~ ;cf/jjft ·,-.,if,,;_,< :.,,,c1-1'"."?v f':~ 12 >f-- z :::J 0 u RD. MILE 0 z c:i <( ct:: _j ~ <( 0 24 ct:: i.,_, ~ ;-i':tif '1}).,kER MILE ~ BO, "' 30 33 ~ 34 35 WH~~~~RE ~ RD. EIGH T 2 LIVINGSTON I 91 CQ!)NTY WAS HT E NAW CO UNT Y cti V) ~W-- . ....: 1 EIGHT N~~ THF ~ - = I MILE N~ ~ RD -- • ~ , C) • :i:: ------ -, L- -- 36 I I I I ),; . ;~t I - - - - :v:;;:;-----~ - -•------.. EXISTING LAND USE 2700 SINGLE EEZJ -- MULTIPLE 152] MOBILE D AGRICULTURAL AND VACANT a ~ 1800 D m ~600 8 A SE M JJ.P SOURCE ROCKFORO MA PS , 1961 , AERIAL PfiOTOGRAPHS , 196~ Ell 1970 FAMILY AND FARM LOT RESIDENTIAL FAMILY HOME COMMERCIAL INDUSTRIAL (including warehousing and storage) EXTRACTIVE PUBLIC, QUASI- PUBLIC, AND RECREATION ~ planning & urban renewal 1 SE'PTEMBER , 1970 PARKINS/ROGERS & ASSOCIATES/INC. OJ RESIDENTIAL consultants DETROIT GREEN OAK LIVINGSTON TOWNSHIP COUNTY, MICHIGAN �I I I I I I I I I I I I I I I I I I - land surrounding the residents usually belongs to the owner of the house. When problems of water supply or sewage disposal arise, the farm residence owner is not faced with as great a dilemma since he is in a position to redrill a new well or construct a new drain field or absorption area in the surrounding land. As imp I ied in the above statements regarding residential lot sizes , where no public water or sewage disposal facilities exist, the minimum desirable lot size requirement is dictated to some degree by soil conditions and slope. These physical determinants of lot size wi 11 be analyzed in the natural resource section of this study. Multiple Family Residential Only two apartment complexes exist within the Township. One apartment is ·located near Whitmore Lake. The other consists of three buildings located on Grand River Road near Briggs Lake. Although this housing type is not prevalent within the Township at present, it is anti c ipated that its demand wil I increase. The present tight money market is encouraging higher density developments. The future provisions of public water and sewers within portions of the Township will also make multiple family residential developments more feasible . Mob i Ie Homes At the time of the survey, 141 mobile homes were located within the Township. Approximately 132 or 93.6 per cent of the mobile homes were found in four mobile home parks. The remaining nine mobile homes were scattered throughout the Township. One mobile home park is located on Bishop Road and consists of 47 units. Two parks are located near Whitmore Lake and consist of 47 and 20 units, respectively. - 5- The fourth �mobile home park is located on Silver Lake and consists of 21 units. All the mobile home parks, with the exception of the park on Si Iver Lake, are located near the U.S. 23 Freeway. Commercial Approximately 25 commercial establishments are located within the Township . These consist of local convenience business, such as food stores and general highway oriented commercial uses such as gas stations. Only one concentration of commercial uses is found within the Township. This concentration exists at Academy Drive and Grand River Road in the northern part of the Township and amounts to about one-third of the Township's commercia I enterprises. The majority of commercial uses are scattered throughout the Township. The Township's commercial uses can be considered to be developed no further at this time than necessary to support the existing demand. Generally, the proximity of commercial centers in the City of Brighton and South Lyon have provided too much competition for comparison shopping concerns to survive in the Township. It is highly probable that the emphasis of the future commercial establishment will continue to be on local convenience goods. Industrial Approximately 18 industrial uses are located within the Township. areas of manufacturing, warehousing, and storage. These include The largest concentration of industrial uses is located on Grand River Road and east of Pleasant Va I ley Road. This area is known as the Green Oak Industrial Park and was platted in 1966. Two other areas of significant industrial uses exist adjacent the U.S. 23 Freeway. Additional minor industrial areas are found at various locations in the Township - 6 - �There are several basic criteria for industrial location. These include adequate areas of relatively flat, wel I drained land, good transportation access, large labor force, adequate utilities and accessible markets. Although Green Oak Township meets some of these criteria, especially good transportation access, there stil I exists large tracts of suitable industrial land closer to major markets. It would seem that intensified manufacturing activity wil I increase at a slow rate based on general market considerations. Extractive Extractive activities are a large land use as can be seen on Map l. The Township's geologic post has produced areas of sand and gravel significant enough to support a modern large volume aggregate industry. Actually, considerably more land is being held for future extractive use than is shown on Map l . . However, for purposes of this study, only land which is actively being worked was considered to be in the Extractive classification. A I imited amount of sand and gravel is presently being extracted south of Spicer Road in Section 30. However, this area is actively being reclaimed by refuse disposal. The Township leases the area for its disposal purposes 1 from a private concern who pro- vides refuse pick-up for residents in the Whitmore Lake Area. This area has been omitted from Mpp l since it is actively being reclaimed and will someday revert to another land use. Pub Ii c, Quasi-Pub Ii c and Recreation A great amount of land is included in the Public, Quasi-Public and Recreation category. Two large public rycreation areas constitute the majority of the land. These are the Island Lake Recreation Area and the Huron-Clinton Metropolitan Authority property. The Island Lake Recreation Area is owned by the State of Michigan and is wel I developed - 7 - �with recreation facilities. The Huron-Clinton Metropolitan Authority property is presently undeveloped but plans have been made for intensive improvements. A couple of private camps and parks located on lakes within the Township also provide recreation for a certain segment of the population. Two large institutional land uses exist within the Township. These are the W .J. Maxey Training School and St. Benedi ct 1s Seminary ( no longer used for seminary purposes). The remainder of uses in the category include two public schools, the Township Hall, the Township fire station and several churches and cemeteries. Greater detail in analyzing and projecting Green Oak Township 1s needs in public facilities and service areas will be forthcoming in the Community Facilities Plan. Agricultural and Vacant The greatest use of land in Green Oak Township is in the Agricultural and Vacant category. This is to be expected since urbanization up to this time has not been rapid in the Township. Lakes, rivers and creeks, also included in this category, occupy a considerable amount of area. Conclusions The existing land use study points to the fact that Green Oak Township is relatively undeveloped. It has, of course, some intensively developed areas around its lakes, but in considering the total Township, there is sufficient land available to accommodate considerable future growth. However, the great amount of land in surface water, recreation open space, and landscape limitations ( discussed in the following section of this report) wi II prove to be constraints on the Township 1s total population potential. Nonetheless, the needs of a growing Township population will place additional demands upon local government for services and - 8- �I create new markets for private enterprise. The fulfillment of these needs will reduce the Township's present vacant areas as various land uses expand. This, of course, presumes intel I igent planning and adequate land use controls in order to coordinate this future growth. With properly implemented plans, Green Oak Township can assume a more defined and positive role within the region. Inventory of Natural Resources The natural resources of a community play a major role in shaping development. Existing natural conditions must be analyzed before future plans can be developed and implemented. A general understanding of the various physical features and natural resources perm its an estimate of the potential of the land for various types of development, avoids conflict in land use and promotes optimum use of the land. Bedrock Geology Bedrock, which dates back about 345 million years ago, underlies Green Oak Township. This bedrock is now deeply buried by glacial formation and is not visible today. The Township's bedrock consists of Coldwater and Antrim Shale and Berea Sandstone. 1 This bed- rock was formed during the M ississippian Period of geologic time. An important natural factor which could affect land uses in the Township is the depth to bedrock. Bedrock depth in the Township averages about 300 feet. 2 Therefore, bedrock depth poses no problem for building foundations or trenches for utilities. Septic Department of Conservation, Geological Survey Division, Geological Map of the ~outhern Peninsula of Michigan (Lansing, Michigan, 1936). 2 Interview with Geologist, American Aggregates Corporation, Southfield, Michigan, 0 ctober, 1970. - 9 - �tank effluent would also not be hindered by the depth to bedrock. bedrock material itself as a resource is hindered by depth. However, the use of For example, Mississippian shales such as are found underlying the Township have excellent potential as materials used for building brick, paving brick, building block and drain tile. However, the great depth at which these shales are found do not permit economical extraction. For purposes of this study, bedrock depth presents no problems for planning considerations. Therefore, a graphic presentation of generalized bedrock formations would also be of little value to th is study. Glacial Geology The movement of glaciers have played a prominent role in shaping Green Oak Township's present surface formations. Much glacial deposition has occurred in the Township as evidenced by the existing hilly topography, thick deposits of glacial ti 11, poorly drained areas and the presence of numerous lakes. Two distinct glacial formations have developed in the Township as a result of glacial actions. 3 Ridges of unsorted mixtures of clay, gravel and boulders, known as moraines, are found at several locations at the edges of the Township. The dominant formation is glacial outwash. Outwash was formed by streams originating from the melting glacier which carried away some of the material of the 1')1oraines and deposited it over a considerable area in layers. The outwash layers, basically, consist of well sorted sand and gravel. The extensive nature of glacial outwash in Green Oak Township has lent itself to modern large volume aggregate extraction and is, therefore, of special economic importance to the Township. 3 Department of Conservation, Geological Survey Division, Map of the Surface Formations of the Southern Peninsula of Michigan (Lansing, Michigan, 1955). - 10 - �Ground water is another economic consideration that is related to the deposition of glacial materials. The majority of the ground water in the Township is obtained from glacial deposits. Ground water resources are discussed in greater detail in a following section of this study. A study of the glacial deposits in the Township has shown relatively good drainage and foundation characteristics. However, it must be remembered that almost al I glaciated areas have some internal drainage problems, and poorly drained areas do exist with in the Township. Topography The topography of Green Oak Township is gently rolling to hilly with sandy uplands and ridges, sandy plains and numerous wet flat plains. Land elevations range from about 860 feet above sea level found in the flood plain of the Huron River to about 1,035 feet above sea level, the high point of a moraine north of Winans Lake Road near the western border of the Township. 4 This "rugged" type of topography presents many possibilities to develope rs with ingenuity although development costs are severely increased. The Township's topography h<;:1s been and will continue to be a principal attraction to residential development. Topography has played a major role in determining locations of highways, railroads, industry and other land uses. For example, roads in the Township have generally bypassed steep hills and swamp areas since the cost of cutting hills or filling swamps is generally too prohibitive to allow straight line route construction. The numerous lakes in the Township have also prevented a rigid straight I ine road network. 4 United States Geological Survey Maps. - 11 - Industry gen- �erally seeks sites that are relatively level and well-drained because of building construction and access considerations. Existing industry in the Township has basically observed physical I imitations of the landscape. It is apparent that the general topography of the Township is not conducive to extensive urban development. This point will be further discussed in the following major section of this study. Soils Soil characteristics influence land use development in numerous ways. The two most important soil considerations for Green Oak Township are its suitability for the disposal of sewage and its ability to support building development. Presently, most of the sewage disposal in Green Oak Township is foci Iitated through septic tank operation. This type of sewage disposal requires a highly permeable soil so that the effluent will quickly filter down into the ground rather than remain on or near the surface and become a health hazard. Unfortunately, the predominant soil types found in the Town- ship such as those of the Miami, Fox, and Bellefontaine series, 5 have porous top soils of sandy loam but with underlying non-porous clay loams. These clay mixtures are generally found throughout the Township and do not readily permit absorption. However, septic tank fields may be installed if the length of drain tile is enough to assure absorption of the effluent waste at a rate compatible with existing sanitation codes. The Township also contains large areas of organic soils, particularly Carlisle muck. 6 Septic tank disposal fields in these areas experience severe operational difficulties due to the unstable organic material and a high water table. 5 6 Filter fields are normally critically saturated during yearly wet periods. United States Department of Agriculture, Soil Conservation Service, Livingston County, Michigan Soil Survey. Ibid. - 12 - �I I I I I I I I I I I I I I I I I - Because of the numerous problems regarding sewage disposal in the County, as well as the Township, public sewage systems have been proposed. 7 Three planned sewage systems would serve specific areas in Green Oak Township. With such systems, existing sewage disposal problems, especially around several lakes, would diminish. Also, many of the areas currently unable to support development in the Township would become usable. It is also possible that sewage systems could be extended from Oakland County into the Township. These public sewer systems will have a definite impact on future land uses within Green Oak Township. Soils are also a prime consideration in agriculture. However, farming in Green Oak Township is rapidly diminishing, and will continue to do so because of urbanizing pressures. Nevertheless, the Consultant mapped Class I agricultural lands in the Township in order to ascertain their extent and distribution. Class I agricultural land has the highest value for growing general farm crops. Miami loam is the predominant soi I type in the Township classified as Class I land. Significant concentrations of Class I land were found in the east central portion of the Township, and throughout the southern tier of sections. As mentioned previously, the Township contains extensive areas of muck soils. Muck soils which can be properly drained lend themselves well to sod farming, an industry which is in severe demand in the rapidly growing southeast Michigan area. However, the high water table in the Township's muck areas has discouraged this type of farming. 7 Commonwealth Associates, Inc., Comprehensive Area Wide Water and Sewer Plan, Livingston County, Michigan (Jackson, Michigan, 1969). - 13 - �Water Water, from both surface and underground sources, is a very important natural resource. Surface water resources are necessary to sustain certain forms of wildlife and to store excess flood waters. It may also be a source to satisfy domestic and industrial water needs and is a definite asset to recreational development. Underground water is essential to the maintenance of vegetative cover and, particularly in Green Oak Township, as a major source of domestic and industrial water supply. Surface Water Resources.-- Surface water is abundant in Green Oak Township as can be seen on Map 1. The Township is part of the Huron River Watershed and contains the main branch of the Huron River. Most of the land adjoining the Huron River in the Township is in public ownership for the purpose of recreation. Many streams ore also in existence within the Township. Glacial lakes are a predominant feature of the Green Oak Township landscape. Table 1 indicates the location and size of the Township's major lakes. TABLE 1 MAJOR LAKES GREEN OAK TOWNSHIP, MICHIGAN* Location (Section) Name of Lake Whitmore Silvera Island a lnchwogh ~~a Briggs Un-Named (near Silver Lake Rood and McCabe Rd) Sandy Bottom 32 22 4 25 6 4 15 27 Area (Acres) 236 (Total) 152 140 130 83 75 70 56 * An Appraisal of Potentials for Outdoor Recreational Development, Livingston County, Michigan, 1970. a Pub Ii c Access. - 14 - �Some of the above mentioned lakes are presently overcrowded with residential land uses. Nutrients and other pollutants expelled from individual septic tanks around these lakes are a potential health hazard. The natural aging process of the lakes is also accelerated by domestic sewage. Township-wide programs should be initiated and the cooperation of neighboring townships and State authorities procured to preserve the life of these lakes. One significant impoundment of the Huron River exists in the Township. This impoundment is located in Section l and has produced the 1,200 acre Kent Lake in Milford Township, Oakland County. This lake is the main focal point of activity of Kensington Metropolitan Park which is operated by the Huron-Clinton Metropolitan Authority. Only a very small portion of the man-made lake is located in Green Oak Township. A future impoundment in the Huron River is being considered within Green Oak Township. The potential impoundment site is suggested in Section 9 to produce an estimated 500 acre lake. The impoundment site and lake would occupy a large portion of the existing Island Lake Recreation Area operated by the State. This proposal would greatly enhance the recreati<m potential of the Township and would have a direct effect upon future Township land uses. Underground Water Resources. -- Underground water resources in Green Oak Township are found in glacial deposits and bedrock. This water resource is extremely important to the Township since it is the main source of water for domestic and industrial land uses. Groundwater from the glacial deposits underlying the Township is good. Generally wel Is of ten inches or more in diameter in the northern third of the Township yield more than 500 G .P .M. In the southern two-thirds of the Township, wells of eight inches or more in diameter generally yield from 100 to 500 G .P .M. although wel Is in certain areas yield less than 100 G.P.M. 8 8 Water Resources Division, U. S. Geological Survey, General Availability of Groundwater in the Glacial Deposits in Michigan (Undated). - 15 - �Groundwater availability from bedrock in the Township is less than from the glacial deposits. Generally wells of six inches or more in diameter will yield from 10 to 100 G.P.M. although in some areas wells may yield less than 10 G.P . M. or more than 100 G.P.M . 9 In Green Oak Township, the great depth to bedrock makes this water resource impractical. The water may also be high in mineral content sin_ce it has to t ravel a great distance which provides more time to slowly dissolve various minerals. Water from Coldwater Shale, a major bedrock of the Towns~ip, is often brackish. It would appear reasonable that future domestic and industrial water needs in the Township would be satisfied by glacial ground water resources. Woodland Green Oak Township was originally forested with hardwoods and evergreen trees, except in some swamp areas which fostered various swamp grasses. Past farming and mining operations have diminished the Township's forest cover but some significant wooded areas still exist. Primarily these woodland concentrations are found in the Island Lake Recreation Area and the Huron-Clinton Metropolitan Authority property. These woodlands and lesser forested areas in the Township are valuable for the absorption of rainwater, windbreaks and wildlife havens. They also add aesthetic value to the landscape. Green Oak Town- ship should encourage the preservation of woodland whenever possible. Minerals The only known minerals in Green Oak Township of any importance are sand and gravel deposits. Such deposits have been found in the glacial outwash and are presently being extracted in large quantities by an aggregate company. Generally, this company now owns all known areas in the Township which contain significant usable sand and gravel 9 Water Resources Division, U.S. Geological Survey, General Availability and Quality of Groundwater in the Bedrock Deposits in Michigan. - 16 - �I I I I I I I I I I I I I I I I I '- deposits. 10 Therefore, the Future Land Use Plan for Green Oak Township will consider only this company's present holdings as those areas for sand and gravel extraction. Adequate control by local ordinances must be exercised to assure usable land after these resources have been removed. Analysis of Physiograph ic Conditions Generally, the physical I imitations for urban development in Green Oak Township fall into two categories: (1) natural hilliness or slopes exceeding ten per cent, and (2) areas with poor natural drainage containing muck soils. Map 2 shows the physio-economic limitations for concentrated urban development in Green Oak Township by landscape characteristics and their estimated degree of I imitation. The fol lowing text provides the background for proper map interpretation. Topography is a key factor in assessing the development potential of an area. The terrain may be suited to one land use and not another which can create development problems. Slope influences both the type and character of land uses. The vacant areas on Map 2 generally represent land with less than ten per cent slope with relatively few drainage problems. Areas within this category are basically suited to all types of development including large residential subdivisions, large commercial and industrial developments and various governmental services. A slope of ten per cent or less is within the economic means of most residential subdividers due to grading considerations. Therefore, the vacant areas on Map 2 represent the potential land for concentrated urban development. 10 Interview with Geologist, American Aggregate Corporation, Southfield, Michigan, October 1970. - 17 - �As slopes increase over ten per cent, areas become less adaptable to a ful I range of land use types and activities. Map 2 indicates a landscape characteristic of 10 to 20 per cent which has an estimated degree of I imitation for concentrated land uses as being moderate. For example, at slopes over ten per cent, a developer's cost rises considerably due to the grading necessary. Therefore, this landscape characteristic economically forces smal !er or clustered residential developments. Commercial and industrial developments also decrease in size. Generally, concentrated urban development is somewhat I imited within this slope range. However, large lot or estate developments are encouraged. Slopes of 20 per cent or over, as indicated in Map 2, pose severe limitations for concentrated urban development. slope would not function properly. Even septic tanks for isolated houses on a 20 per cent It would appear that areas in this slope category should not be used for concentrated development. Muck soils have critical limitations for development. These soils, outlined on Map 2, are composed of very unstable organic material. They are generally found in the existing flood plains of rivers and streams in the Township, in low lying areas around many lakes, and in old lake beds and abandoned drainage channels. These soils are associated with a high water table and are generally subject to flood conditions. Muck soils also have a very high compressibility and are not suitable for building purposes due to excessive and uneven sett I ing. Roads built over muck soils are subject to shifts and cracking because of the soils' variable shrink-swell potential. Public Act 167, 1968 of the State of Michigan has made it unlawful to occupy or fi II for any purpose other than agriculture lands in flood plains and stream beds or channels - 18 - �, .. ~ , - •- {~ - --. ....."isz ". --~ . .~ \ r \.._,.... -:,. , . . .r .,,~'.---.. ~ ~ ,.,~ ' J I ~ ----- - .... _... ~ - --. I' -• ..._____________________ _ _,_____. economic·-· 1i-m itations--for· - concentrated urban development physio ~ LANDSCAPE ~ CHARACTERISTIC ESTIMATED 10- 20 PERCENT SLOPE MODERATE 20 + PERCENT SEVERE MUCK SLOPE DEGREE OF LIMITATION CRITICAL SOILS FEET SCALE i-ii---i-iil 800 PARKINS/ROGERS & ASSOCIATES/INC. iG ~ planning 2 SEPTEMBER,1970 4200 & urban renewal consultants • DETROIT GREEN OAK TOWNSHIP LIVINGSTON COUNTV,MICH. �I I I I I I I '- of streams. A major portion of the Township's muck soil is found within these areas. Muck soils not within these areas should also be prohibited from development due to their hazard to persona I hea Ith and safety. Existing development in Green Oak Township has generally observed the physical limitations of the landscape, except for residential development around several lakes. As development increases with in the Township, the observance of natural landscape I imitations will become critical. All too often the spread of urban development into rural areas has destroyed nature's balance, resulting in floods, storm damage, water shortages or water pollution. Many of these negative occurrences to which "built-up" areas have subjected themselves are directly attributable to the failure to properly relate urban development to the natural environment. Through effective planning, it is hoped to make the natural forces work for Green Oak Township and not against it. Only in this way can nature's balance be protected and urban development be successful. - 19 - �POPULATION AND ECONOMY �I I - Introduction In order to develop plans that are practical and implementable, it is necessary to have an understanding of the dynamics of population and economic characteristics. A determination of future urban needs and the amount of land required for various land uses is dependent upon the area 1s population growth potential. Analysis of population and economic characteristics will establish directions for decision making for Green Oak Township. Information concerning population and economic conditions within Green Oak Township was found to be limited. The 1960 U.S. Census is outdated and 1970 Census data is not available at the time of this study . In any case, townships receive very little analysis by the Census. Therefore, a Family Questionnaire, developed by the Planning Commission and its Consultant, was sent to Township households in order to obtain additional documentation. Distribution of the Questionnaire was facilitated by the three school districts which serve the Township. However, by this sampling method, only that segment of the population which had child ren in the public school system was surveyed. The Questionnaire returns approximate a ten per cent sample of the Township population but the data may be skewed as described above. The data in this study was principally derived from the Questionnaire and from data produced by the Southeast Michigan Council of Governments (SEMCOG) Transportation and Land Use (TALUS) Study. Popu lotion Characteristics and Trends Population Growth Trends Past population growth trends for Green Oak Township and surrounding municipalities are shown in Table 2 . The current population figures from the 1970 Census indicate that - 21 - �TABLE 2 PAST POPULATION GROWTH TRENDS GREEN OAK TOWNSHIP AND VICINITY, 1940-1970* Municipality 1940 1950 Per Cent Change 1940-1950 1960 Per Cent Change 1950-1960 1970 Per Cent Change 1960-1970 GREEN OAK TWP. Brighton Township Genoa Township Hamburg Township City of Brighton Livingston County 1,049 927 901 901 l, 353 20,863 l, 837 1,645 l, 066 l, 713 1,861 26,725 75. l 77.5 18 . 3 90. 1 37.5 28. l 4,631 2,875 2,402 3, 189 2,282 38,233 152. l 74.7 125.3 86 . 0 22.6 43. 1 7~598 5,882 4,800 5,,481 2,457 58,.967 64. 1 104,6 99 , 8 71, 9 7,7 54,2 Lyon Township Mi Iford Township Vi IIage of Mi Iford City of South Lyon Oak land County l, 324 913 l, 637 l, 017 254,068 1,647 1,065 1,924 l, 312 396,001 24.4 16.6 17.5 29.0 55.9 2,880 1,548 4,323 l, 753 690,259 74 . 9 45.4 124.7 33.6 74 . 3 4,500 2,557 4r699 2r675 907,871 56.3 60 . 5 8.7 52.6 31.5 1,707 1,213 787 80,810 2,848 1,525 975 134,606 66,8 25.7 23 . 9 66.6 3,279 2,097 1,286 172,440 15.7 37 . 5 31. 9 28. 1 3,975 3,001 1,.981 234, 103 21 . 2 43. 1 54.0 35 , 8 Northfield Township Salem Township Webster Township Washtenaw County * U. S . Bureau of the Census, Census of Population, Number of Inhabitants, Michigan, 1960, and U.S. Bureau of the Census, Census of Population, Advance Report, Micnigcin, _1970. - 22 - �-I I -II Livingston County had a greater percentage growth (53.4) during the 1960 decade than any other County in the State. Macomb County ranked a close second, with a 52. 9 per cent population change. A comparison of the Counties wh ich sur round Livingston County shows Oakland and Washtenaw Counties to have the most significant per cent growth changes at 30 . 5 and 33.5 per cent, respectively. It seems that the greatest outside population pressures on Green Oak Township are being generated from the urban Detroit and Ann Arbor areas. The urban areas of Flint, Lansing and Jackson seem in comparison to have minimal population growth affects upon Livingston County. There are two important concepts concerning Livingston County's past and present growth. First, the County has displayed a relatively slow and steady historical growth rate, due to the stabilizing affect of its agricultural economy. However, within the last two decades, in- creasing urbanization has been oc curring within the County, with a simultaneous decrease in agricultural activity. This has produced an accelerated population growth rate from that of the past . The construction of the 1-96 and U.S. 23 Freeways through the County has been a primary factor in encouraging this growth. The interchange of these two freeways wi II especially serve as an activity generator and tend to stimulate urbanization around it. The 1970 Census figure for Green Oak Township is 7,598 . This represents an additional 2,967 people since 1960, for a 64 . 1 per cent increase. Of the surrounding areas, only Brighton Township had a greater per cent change (104 . 6 ), due to an additional 3,007 persons during the 1960 decade. Green Oak Township, however , ranks highest in total population in comparison with its surrounding municipalities . - 23 - �~ ~-------------------------------- ____ ................ Green Oak Township experienced constant but slow growth until the 1950 decade. example, from 1940 to 1950 the Township increased by 788 people. For From 1950 to 1960, however, the Township increased by an additional 2,794 people, for a 152. l per cent gain. The majority of this growth probably resulted in the latter 1950's due to completion of the 1-96 Freeway from Brighton to Farmington, in about 1958, and the completion of U.S. 23 from Ann Arbor to Brighton, in about 1960. The Township's total growth of 2,967 people from 1960 to 1970 is only slightly higher than that of the 1950 decade. However, Green Oak Town- ship's proximity to regional transportation foci Iiti es greatly increases its development potential, so that future growth wi 11 unquestionably show significant numerical changes in the coming decades. Population Composition Age group distribution of a population is important to community facility planning. Planning for such facilities as schools and public services is contingent upon this population breakdown. Table 3 shows the age composition for the Green Oak Township Area for 1970 and the anticipated age breakdown for 1990. This information is based on SEMCOG -TALUS data for its Planning Area 700, which includes Green Oak Township, Hamburg Township, Brighton Township, and the City of Brighton. These communities were grouped into one Planning Area since they incorporate similar characteristics and will in the future be subject to similar development pressures. The 1990 age breakdown projections are based on the TALUS Regional Growth Model outputs. These projections take into consideration future population movements and increases for a seven county area. Projected population characteristics for the TALUS Planning - 24 - �-II -II II II II Areas may be considered adequate for purposes of this report. To better understand the present and future age distribution of the Green Oak Township area population, age groups that demonstrate the same facility and housing needs, and that have other similar characteristics are grouped together. Four major age categories and a sub-category are thus formed: Pre-School (Under Age 5).--This age group provides an indicator of future school enrollment. This age group has placed an increasing strain on school facilities in the Township as the size of the pre-school group has been increasing both numerically and as a proportion of the total population. Table 3 shows that the Pre-School population should increase from a present average of about 10.8 per cent of the Township population to about 14.2 per cent in 1990, because population migrations into the Township will consist of primarily young families. Although fertility rates are decreasing, the influx of this population group will prove to increase the pre-school population as a per cent of the total population. School Age (Ages 5-20).--This group places a great burden on community services. Education is the primary service that this group requires. The upper limit of age 20 is included within the school age group, since it is extremely probable that a two year junior college program or similar vocation training program will become an integral part of education by 1990. ( Livingston County does not presently have a community college. ) Such an educational service will, however, not be within the responsibility of local government and, therefore, - 25 - �using the 20 year age l imit does distort slightly the percentage of school age children for local community facility planning. Table 3 shows that the 5-20 age group should decrease from a present 30.7 per cent to about 26.2 per cent by 1990. The 5 -18 age group should decrease also by 1990. The expected decrease of th is age group as a percentage of the total population is due to the significant increase in young families and pre-school children. Labor Force (Ages 20-65).--This age group is the foundation of the community. They are, for the most part, the property owners and taxpayers. They also make the major contri but ion to the financing and management of local government. It is expected that the Labor Force group should increase from about 52.7 per cent of the Township population to about 54.8 per cent by 1990, because of the significant influx of younger "breadwinners". Family Formation (Ages 20-45).--This is a sub-group of the Labor Force category. Persons in this sub-group are valuable contributors to the economic activity in the community, in that they constitute a large body of consumers of goods and services. There is a direct relationship between the size of the family formation sub-group and the size of the pre-school and school age groups. This sub-group requires good housing, outdoor recreation opportunities, fire and police protection and other municipal services. It is anticipated that the family formation sub-group will increase from about 33.8 per cent to about 39.7 per cent by 1990. The majority of this increase is expected in the 20-30 age group. Senior Citizen (Over Age 65) . --This age group places special demands on the community for housing, special hospital facilities and other such services. - 26 - It is expected �'-Ill TABLE 3 AGE COMPOSITION FOR PLANNING AREA 700 IN 1970 AND 1990* Per Cent of Total Population Per Cent of Total Anticipated Population Age Group 1970 1990 Under 5 Pre-School 10.8 14.2 5-10 l 0-15 15-20 School Age 10.2 10.9 10.7 8. l 9,6 7.4 30.7 26.2 16.8 17.0 18.9 22.2 17.5 15. l 52.7 54.8 5.8 4.8 100.0 100.0 Age (Year) 20-30 30-45 45-65 Over 65 Labor Force Senior Citizens * Detroit Regional Transportation and Land Use Study, Growth, Change and A Choice for 1990, Volume 3 of 3 (Detroit, Michigan, August, 1969). Planning Area 700 includes Green Oak Township, Hamburg Township, Brighton Township, and City of Brighton. Note: Family Formation, A Sub Group of the Labor Force Group, includes ages 20-65. - 27 - �that this age group will decrease, from about 5.8 per cent of the Township, to about 4.8 per cent by 1990. Nevertheless, the elderly group will increase numerically within the Township and so will the responsibilities of government in meeting its specific needs. Population Projection An estimate of the future population of Green Oak Township is one of the most important and basic steps in the overall planning process. The need for future land uses and community faci I ities cannot be assessed if the number of future residents is not projected . There are no truly accurate methods of predicting future growth, since growth is based on so many variables. Historic growth projections, therefore, must be modified to reflect future growth generators that wil I affect future Township growth. The continuing planning process should provide a periodic review and re-study of long range plans. Therefore, these predictions can be adjusted to reflect changing conditions within the Township . Six different population projections are stated in the following text as to Green Oak Township's estimated population in 1980 and 1990. These projections are shown in Table 4. Livingston County Planning Commission Projection The Livingston County Planning Commission population projection is based on an apportionment method. It was assumed that Green Oak Township wi 11 command the same proportion of the County's future population growth as it presently contains . Green Oak Township is thus expected to contain about 11.7 per cent of the County's growth. -28 - Based upon County �'-II -II -II - TABLE 4 POPULATION PROJECTIONS GREEN OAK TOWNSHIP, MICHIGAN, 1980 AND 1990* Projected 1980 Population Projected 1990 Population Livingston County Planning Commission 8,302 11,019 Straight Line Projection ( 1960-1970) 9,400 11,800 Numerical Growth Projection ( 1950-1960-1970) 10,500 13,500 Logarithmic Projection (1960-1970) 12,250 20,000 Percentage Increase Projection ( 1960-1970) 12,360 20,200 Planning Consultant's Projection 12,800 22,000 * Compiled by Parkins, Rogers & Associates, Inc., December, 1970. population projections, the Livingston County Planning Commission estimates the Township population to be 8,302 in 1980 and 11,019 by 1990. Straight Line Projection The straight line projection ( 1960-1970) simply extends the Township's population into the future by the same measure as was experienced during the last decade, The lineal equation used graphically keeps the slope of the trend I ine constant. This method produces a Township population of 9,400 by 1980 and 11,800 by 1990. - 29 - �Numerical Growth Projection The Township experienced an additional 3,000 people in the 1950 decade and about the same during the 1960 decade. The continuance of this trend would produce a 1980 Township population of about 10,500 and a 1990 population of about 13,500. Logarithmic Projection A modification of the straight line projection is the logarithmic projection. This projection assumes that the population will increase at a logarithmic rate. is a curved line which increases in curvature each year. In reality, the line produced By this method, Green Oak Township's population would be about 12,250 people in 1980 and 20,000 people in 1990. Percentage Increase Projection During the 1960 decade, the Township's population increased by about 63.4 per cent. Pro- jecting this same per cent increase into the future would produce a 1980 Township population of 12,360 people and a 1990 population of 20,200 people. Planning Consultant's Projection There is actually no accurate way that one can predict the population of a township which fringes a metropolitan area of 4.5 million people. Growth projections based upon historical growth patterns fail to consider new developments which will affect growth in the future also, forecasts based upon an apportionment method do not usually consider factors which stimulate growth in one area more than others. Growth generators, such as freeways, utility systems - 30 - �- and new employment centers can stimulate growth in an area far greater than evident in the past. The extent of new growth that these generators stimulate depends upon many variables. Some of the more important variables are the location, magnitude, and direction of regional growth trends and the physical adaptability, both natural and imposed, of the community. Various factors are expected to accelerate development within Green Oak Township. These factors are as fol lows: 1. The Township is located adjacent the 1-96 - U.S. 23 Freeway Interchange. Urbanization has radiated from the Ann Arbor and Detroit Areas along these transportation systems and will, if unchecked, converge at this interchange. However, it is anticipated that full urbanization at this location will not be completely realized by 1990. 2, The natural landscape of the Township produces a much desired living environment. The many lakes and undulating topography present aesthetically pleasing views and are very conducive to passive and active recreation pursuits. 3. The accessibility of excellent regional transportation facilities, fairly low taxes, good water supply from glacial deposits, and availability of land has increased the Township's housing demand, Various factors can also be expected to retard growth within Green Oak Township. These factors are as fol lows: - 31 - �l. Municipal utilities, in the form of sewer and water lines, are generally non-existent in the Township. 2. Until these utilities are made available, urbanization will be limited. The price of land and development costs are continually rising. This high cost range wi 11 restrict the number of avai Iable buyers. 3. The Township's many lakes, rough topography, muck soils, and regional recreation areas greatly reduce the amount of bui ldable land for intensive development (i.e., subdivisions). The exact impact that these positive and negative growth factors will have upon Green Oak Township is difficult to numerically project. The increased mobility of the population, the Township's excellent highway access and close proximity to employment centers, and attractive natural setting for "country living" could justify a considerable growth by 1990. It is anticipated that the growth rate that will be experienced from 1970 to 1980 will approximate 70 per cent. Between 1980 and 1990, the growth rate could be somewhat higher, since influences from the metro areas should intensify during this decade. It is therefore estimated that the Green Oak Township population will be about 12,800 in 1980 and about 22,000 in 1990. It is not essential that a population projection be absolutely accurate. A population projection provides the planning program with a general basis for determining the extent of - 32 - �II II II II II II II II II II II II Ill II II II II II , future land uses and a variance of several thousand people in a projection wi 11 have minimal statistical effect. However, the Green Oak Township Planning Commission should periodica I ly evaluate the actual growth of the Township in relation to the projected Township growth. In this way, the implementation of the Comprehensive Development Plan can be accelerated or decelerated to meet actual growth . For the purpose of future planning, a 1990 population of 22 , 000 will be utilized. Economic Characteristics and Trends Employment Employment data for Green Oak Township was obtained from the Family Questionnaire as shown in the Appendix. Approximately 95.0 per cent of the heads of households indicated they were employed. About 93.5 per cent reported full time jobs with about 1.5 per cent holding part time jobs. These statistics reflect the fact that primarily the "breadwinners" of the Township (families with children) were surveyed. Approximately 4.0 per cent were unemployed, with about 1. 0 per cent retired. It is felt that the actual proportion of retired heads of households is somewhat higher, since only four senior citizens were included in the survey . The amount of people unemployed also reflects the nationwide auto strikes which were going on during the survey. The place of employment of Township residents is an important facto r in understanding the present economic situation of the Township . Approxima tely 28.3 per cent of the heads of households worked in Oakland County, which represented the highest origin of employment. - 33 - �Those employed in Oakland County originated almost entirely from the Brighton School District and the South Lyon School District in the Township. The second largest place of employment was the Detroit-Wayne County area, which accounted for about 24. l per cent of Township employment. Within this area, slightly less than half work in Detroit, with the remainder in other Wayne County communities. People from the Brighton School District and the South Lyon School District primarily commute to this area. Washtenaw County employment centers had the third highest job participation by Township residents, with approximately 23.6 per cent. Whitmore Lake School District residents primarily work in Washtenaw County employment centers. Livingston County and Green Oak Township accounted for 12.7 and 8.0 per cent, respectively, of the Township's labor force. Genesee County, Macomb County, and the Lansing Area had minimal employment influence on Township residents. The majority of Green Oak Township residents are ,therefore, employed outside of the Township and Livingston County . The distance from places of employment of Township residents is also significant. The Family Questionnaire showed tho~ one-quarter of the household heads work within seven miles of their home, about one+ialf work up to 17 miles, about three-quarters work up to 29 miles, and the majority of the remaining people about 50 miles from their home. This commuting pattern suggests that distance from employment presents little constraints upon population growth. It would seem that the benefits received by being in Green Oak Township are generally greater than the costs of long distance commuting to employment centers . - 34 - - - • • 'I I I I I I I I I I �- Occupation The Forni ly Questionnaire indi coted that the "White Collar" occupations, including the Professional and Technical workers; Managers, Officials and Proprietors; and Clerical and Sales Workers made up about 42.8 per cent of the labor force. "Blue Collar" occupations, which include Craftsmen and Foremen, Operators and Laborers, were 53. 1 per cent of the labor force. Those who wou Id not be classified within the above categories amounted to only 4. 1 per cent. These data indicate that Green Oak Township has a slightly higher proportion of "Blue Collar" workers than "White Collar" workers. The future expected changes in the major employment groups of the Green Oak Township Area are important in order to understand changing socio-economic characteristics. Table 5 shows employment by industry group for the Township area in 1970 and the 1990 projected categories. Anticipated changes in occupation distribution will occur mainly in the Professional and Technical group, which is expected to increase from a present 18.3 per cent to 32. l per cent by 1990. Proportions of Manufacturing of Transportation Equipment, Wholesale Trade, Finance-Insurance-Real Estate, and Public Administration workers should only increase slightly by 1990. Significant percentage losses are expected in Manufacturing (other than Transportation Equipment), Retail Trade, and Services by 1990. Regional trends indicate that service employment, especially professionals, will increase its share of employment in the economy and that Manufacturing will account for a declining proportion of the area's total employment. This is connected with overall projected trends for Detroit and the Nation. - 35 - �Income Distribution The income distribution of residents is an indicator of the housing market and the demand for commercial services. The Family Questionnaire indicated that the majority (60.3 per cent) of Township families have incomes of between $9,001 and $15,000. Those families having incomes of under $5,000 were 5.8 per cent of the total, while those over $15,000 were 12.2 per cent. These iricome statistics fully support the occupation categories as to present wage scales. EMPLOY ME NT BY I ND US TRY GROUP FOR PLANNING AREA 700 IN 1970 AND 1990* Projected Per Cent of Expected Labor Force 1990 6.7 23. l 16.7 Trans. - Comm . - Utilities 7.0 6.6 Wholesale Trade 0.8 4.3 25.7 16.2 l. 9 3.6 Services 14.5 8.9 Profess i ona I 18.3 32. l 3.0 4.9 100.0 100.0 Manufacturing ( Other Than Transportation Equipment) Retai I Trade Finance, Insurance, Rea I Estate Public Administration TOTAL * Detroit Regional Transportation and Land Use Study, Growth, Change and a Choice for 1990, Volume 3 of 3 (Detroit, Michigan, August, 1969). Planning Area 700 includes Green Oak Township, Hamburg Township, Brighton Township and City of Brighton. - 36 - Ill II II 5.7 Manufacturing (Transportation Equipment Only) II Ill TABLE 5 Per Cent of Labor Force 1970 Ill Ill Ill •Ill Ill Ill II " �-II II II II II II II II II II Ill II II II II II II The anticipated shifts in income distribution of Township residents is important in ascertaining future housing and commercial quantities and types. Table 6 shows the anticipated shifts in present area incomes to 1990. It is expected that, by 1990, those residents making over $15,000 will increase from 25.3 per cent to 54.2 per cent of the total. These income projections are in constant current dollars and thus represent growth in real income by 1990. They indicate that Area growth in total income wil I bring a pronounced upward shift in the distribution of family incomes. The probable realization of a four day work week by 1990 together with increased incomes should produce greater demands for recreation facilities and commercial goods. TABLE 6 HOUSEHOLD INCOMES FOR PLANNING AREA 700 IN 1970 AND 1990* Per Cent of Tota I Households 1970 Amount (Dollars) Under $3,000 Projected Per Cent of Total Households 1990 0 .0 0.0 3,000 - 5,999 19.0 9.5 6,000 - 7,999 20.6 18.6 8,000 - 9,999 16.7 8.9 10,000- 14,999 18 .4 8.8 15, 000+ Over 25.3 54.2 100 . 0 100.0 TOTAL * Detroit Regional Transportation and Land Use Study, Growth, Change and a Choice for 1990, Volume 3 of 3 {Detroit, Michigan, August, 1969). Planning Area 700 includes Green Oak Township, Hamburg Township, Brighton Township, and City of Brighton. - 37 - �Tax Bose The level and quality of municipal services that Green Oak Township will be able to provide will depend upon the revenues it can realize. Table 7 shows the 1970 tax base by land uses for the Township. Residential property provides about 64.3 per cent of the tax base, whereas commercia I and industrial valuation contributed about 17. 0 per cent . Genera I ly, commercial and industrial valuation are profitable from a tax standpoint, and they help pay the residential tax load. It would seem that the present residential tax load of Green Oak Township is significantly high. Ideally, the proportion of commercial and industrial ratables should rise in the future. As an alternative, it would be desirable to attract a substantial amount of high quality housing to offset the deficits in non-residential ratables and lower cost housing. Agriculturally oriented property provides about 14.8 per cent of the Township's tax base. Although agricultural property currently represents considerable valuation, it will be a decreasing economic factor. A good tax base, aside from being important in maintaining services such as fire protection, is especially important to an adequate school system. Green Oak Township is divided by three school districts, which splits the tax revenue. Of the total Township tax base, the Brighton Sc;hool District has 60.3 per cent, the South Lyon School District has 23.4 per cent and the Whitmore Lake School District has 16.3 per cent. Any increase or decrease of tax revenue from these individual Township units will affect the respective School Districts. A diversified tax base would allow the school district to provide a higher quality of education as opposed to its potential with a residentially unbalanced tax structure. -38 - 11 11 �•ww•••• ·• • • • • • • • • • • • TABLE 7 ASSESSMENT ROLL BY LAND USE GREEN OAK TOWNSHIP, MICHIGAN, 1970 ''' Persona I Property Real Property Land Use Paree Is Amount Per Cent of Real Property Assessment Parcels -- Combined Rea I and Personal Property Amount Per Cent of Personal Property Assessment - 0.0 333 Parcels Amount Perr ent of Total Tax Base 3,562,650 14.8 3,562,650 16.6 - 56 775,900 3.6 47 455,000 17.0 103 1,230,900 5. l 45 1,601, 100 7.5 7 1,267,550 47.3 52 2,868,650 l l. 9 3,304 15,502,900 72.3 2 4,700 .2 3,306 15,507,600 64.3 - - 0.0 7 953,600 35.5 7 953,600 3.9 3,738 21,442,550 100.0 63 2,680,850 100,0 3,801 24,123,400 100.0 Agricultural 333 Commercial Ind ustrial $ $ $ I w '-0 Residential Utilities TOTAL * Green Oak Township Assessmen t Roll, 1970. �Economic Potential and Land Use Needs Residential The residential construction trends from 1966 to 1969 for Green Oak Township and vicinity are shown in Table 8. Green Oak Township has displayed a relatively constant building trend for this time period. The issuance of building permits ranged from 57 to 81 per year and consisted almost entirely of single family homes. Building activity in the Township Area (Green Oak Township, Brighton Township, Hamburg Township, and the City of Brighton) has been fairly high. The Area has contributed 33 to 41 per cent of total dwelling unit permits in the County over the last four years. to urbanizing pressures. This again shows the strategic position of the Area relative In comparing Green Oak Township's bui Iding trends to that of fringe communities, a steady and moderate dwelling unit construction pattern is realized. Multiple family housing in southeast Michigan has been increasing at high numerical and proportional rates over the past five years. Table 9 shows the per cent of multiple family housing units to single family units from 1965 to 1969. The amount of multiple housing units in Livingston County during this time period is extremely low in amount and proportion when compared to Washtenaw, Oakland, Wayne or Macomb Counties. It is significant to ngte, however, that of the multiple units built within Livingston County, the Township Area (three townships in the southeast corner of the County)contributed from 45 to 87 per cent of these units per year. At present, very few multiple housing units have been built within Green Oak Township . It seems, however, that the potential for higher density residential develop- ment will be increasing. - 40- �II •II II II II II II II II II II II II II II II II There is significant evidence to suggest that Green Oak Township will increasingly become a relatively higher income, residential community. The natural features of the Township are conducive to large lot, quality development . Moreover, the g reat capital input expected in regional recreation development in the Township wi 11 push the cost of the remaining land so high that lower income groups will find it difficult to afford housing in the Township, particularly in the latter 1980 1s. This phenomena has not yet occurred and, therefore, the best chance for lower income housing is presently . Any substantial amount of higher density housing in the Township is dependent upon a sewerage system. It would seem that a minimum amount of multiple family units will be built until these facilities are realized. Because future Township growth would appear to warrant a sewerage system, planning for such portions of the Township should begin . This is necessary to arrest potential pollution from growth which would occur if septic tanks were to continue. The demand for lower cost housing could be met by prefabricated housing units, such as mobile homes. However, development at this density generally dictates a sewerage system . These flexible features could provide a basis for new developments in Township housing. A recent concept is a "high rise" mobile home park. This design features a steel or concrete multi- story frame within which mobile homes are arranged vertically around a central utility core containing a ventilating system, elevation, laundry and trash chutes. Another concept utilizes the modular housing unit, essentially a mobfle home without wheels, which is· flexibly attached to form varied-sized townhouses or apartment units . The development of these types of lower cost housing for Green Oak Township would be desirable. - 43 - . �• • • • • • • • • • •Ill , Commercial Much existing commercial development in the area is located in the City of Brighton, City of South Lyon, and Village of Whitmore Lake. The trade areas of these established commercial centers generally include the buildable portions of the Township. Areas in the Township outside these trade areas are for the most part regional parklands. It is anticipated that these commercial centers will continue tp provide the bulk of concentrated shopping facility needs for Township residents. The Township does have a potential for some further commercial uses near the recreation areas and the U.S. 23 Freeway. However, the existing commercial establishments cannot be expected to provide a strong tax base for the Township~ The commercial potential for Green Oak Township would seem to be at the neighborhood shopping level (i.e., featuring a supermarket and small stores). Such centers would basically cater to the everyday needs of the residents. These needs are normally food and drug supplies. The strategic location of such commercial centers in relation to planned neighborhood groupings would be essential for sound economics. Industrial Most present industry within Green Oak Township is of moderate scale manufacturing nature and generally of the 11 clean 11 suburban-type. The Township's excellent position in regard to regional transportation facilities is a definite plus factor in encouraging industry. Such plants as Kelsey-Hayes and Haigh Manufacturing, both located adjacent the U.S. 23 Freeway, provide testimony for this fact. There are several large tracts of relatively flat and well-drained -44 - Ill Ill II �•II II II II -, land having freeway or rail access which would be suitable industrial locations. the present lack of municipal utilities preclude large industrial developments. has one large industry which is extractive in nature. ownership is sufficient for 1990. However, The Township It seems that the land under its present Future industrial potential for Green Oak Township seems to be in encouraging moderate size industrial concerns. Regional Parkland Regional parkland within Green Oak Township is a very extensive land use as will be discussed in later studies. facilities. Its potential lies in the preservation of scenic land and provision of recreation Studies have shown that regional parks add very little directly to the local economy due to the nature of transient participation. Also, the local tax base is not directly aided by this type of land use. It is assumed, however, that the benefits of preserving open space in the Township, thereby assuring partial rurality for the future, will override any economic hardships. Also, it is generally shown that park areas attract relatively high quality residences in their vicinity to take advantage of permanent open space. Agriculture Agricultural land uses of areas in the path of spreading urbanization are decreasing. At present, Green Oak Township only has one full timeandseveral part Hme farmers. As urbanization increases within the Township, economic pressures will force much of the remaining agricultural land into other uses. The potential for agricultural uses in the Township is therefore slight. Much of this agricultural land will probably be put to rural non-farm residential use. - 45- �I Summary Green Oak Township is primarily a "dormitory'' community to nearby cities and places of employment. It has experienced a minimal amount of commercial and industrial land uses in relation to residential development as indicated by its tax base. The large amount of existing •I I parkland, rolling topography, wooded areas, and wqter cover are definite assets which will encourage future growth. These excellent natural features, the Township's location in respect to the growing Detroit Region, and goqd regional transportation facilities will place significant pressures upon the Township to "urbanize" much of its undeveloped land by 1990. It is, therefore, of ~xtreme importance that the Township carefully guide development in the coming years to assure sound growth patterns within the interest of the community. ~ -II -1- ~ - 46 - ~ ~ �• • • •II 111 · II II II II Ill Ill II TABLE 8 RESIDENTIAL CONSTRUCTION TRENDS GREEN OAK TOWNSHIP AND VICINITY, 1966-1969* Total Dwelling Unit Permits Community 1966 1967 1968 1969 GREEN OAK TOWNSHIP Brighton Township Genoa Township Hamburg Township City of Brighton Livingston County 57 66 40 75 62 640 66 134 54 85 721 81 69 72 133 9 883 69 130 88 75 8 795 Lyon Township Milford Township Village of Milford City of South Lyon Oakland County 45 33 17 10 9,209 49 25 25 82 11,426 74 60 22 58 9,225 91 47 19 21 7,850 Northfield Township Salerri Township Webster Township Washtenaw County 25 17 28 3,700 44 7 37 3,020 27 25 17 2,494 28 37 22 3,409 6 * Southeast Michigan Council of Governments, Residential Construction in the Detroit ·Region, Detroit, Michigan, 1966-1969. II II II II II, -41 - �The 1990 population for Green Oak Township is projected to be about 22,000. Based on this 1968 1969 Ill Ill Ill Ill Ill Ill ~ projection, an additional 3,350 dwelling units would be required to house the increased population. This additional housing over the next two decades wi II put great pressures upon these portions of the Township that can be developed. It is expected that many young families will comprise a large percentage of the population by 1990. The bulk of the housing demand wi II be caused _by this group. TABLE 9 MULTIPLE HOUSING UNIT CONSTRUCTION TRENDS LIVINGSTON, WASHTENAW, OAKLAND, WAYNE AND MACOMB COUNTIES, 1965-1969* Multiples as a Per Cent of Total Housing Unit Permits County 1965 1966 1967 1.6 4.7 13.4 7.4 2.5 Washtenaw 67.3 68.3 58.5 54.6 72.3 Oakland 44.3 42.3 44.6 40.5 47.6 Wayne 47.9 50.3 46.7 57 . 9 62.8 Detroit (86. 3) (79.9) (80. 8) (84. 3) ( 68 .5) Balance (41. 5) (44.1) ( 39. 8) (50. 9) (61. 7) 29.7 26.7 37.0 53. 1 58.9 Livingston Macomb * Southeast Michigan Council of Governments, Residential Construction in the Detroit Region, Detroit, Michigan, 1,969. -42 - II II II II • • • ' ' �GOALS AND OBJECTIVES �-.. -.. .. .. .. .. .. .. Introduction The adoption of community goals and objectives is a vital step in the planning process. The desires and needs of the people must be properly interpreted so that workable solutions can be achieved. It, therefore, requires careful analysis of the various factors which characterize Green Oak Township and the specific problems to be faced. An important function of the Family Questionnaire was to gather information regarding the I iving patterns of Township residents and their attitudes toward present conditions and possible future Township policies. These findings will be discussed in terms of wants and needs and then incorporated into general Township goals. In addition, the general goals and guidelines must be translated into more specific development objectives. These objectives must be related to the various assets and liabilities which Green Oak Township has at its current stage of development. If wisely chosen and consistently pursued, the achievement of these objectives will help mold both old and new Township development. Basic Issues and Community Attitudes Table 10 indicates the results of various questions which were posed to the Township's residents concerning community attitudes. The first and most basic question asked was the reason for choosing Green Oak Township as a place to live. The desire for a rural environment was the primary response. Other significant responses indicated that the Township was a good "child- rearing" community and had housing avai labi I ity. Convenience to places of employment had a moderate response. The issues of low taxes, good schools, and retirement had low responses . - 47 - �TABLE 10 COMMUNITY ATTITUDE INFORMATION GREEN OAK TOWNSHIP, MICHIGAN* Brighton School District QUESTION Whitmore Lake School District South Lyon School District Total Reason for Choosing Township as Residence Convenience to Work Desire for Rural Environment Place for Retirement Good Place to Raise Family Low Taxes Original Homestead Housing Availability Good Schools Total 13 35 2 25 8 10 26 11 130 8 11 0 6 0 0 10 0 35 17 35 2 20 0 6 14 5 99 38 81 4 51 8 16 50 16 264 40 53 93 8 21 29 13 51 64 61 125 184 67 23 26 20 16 7 10 8 47 13 23 21 130 43 59 49 28 31 13 5 30 14 71 50 71 9 25 3 46 l 142 13 275 87 195 557 52 11 39 102 63 19 49 133 39 15 26 80 5 4 0 161 49 114 Concurrence With a Single Family-Multiple Family Housing Mix for Township Yes No Total Top Three Matters of Importance (First, second or third response) Air and Water Pollution Control Availability of Public Water Public Sewage Treatment Garbage and Refuse Collection and Disposal Quality Township Road System Preservation of Open Space for Future Park and Recreation Areas Quality Schools and Teachers Preserve Public Access to Water Bodies Total • • • • • • • • • • • • • Top Two Priority Development Policies (First or second response) Encourage Business and Industry in Planned Centers Encourage a Balance of Residential Growth with Business and Industry Desire the Township to Develop as a Residential Community Primarily Don't Care Total *Parkins, Rogers & Associates, Inc., Green Oak Township Family Questionnaire, 1970. -48 - - I 9 324 II �• • • • ,' Ill Ill Ill Ill , It would seem, therefore, that the residents 1 desire for a rural environment is a basic life style need for the people within Green Oak Township " While the concept of rural living suggests low density development, the trend towards higher density living is spreading in southeastern Michigan . The pressures towards higher density living is mainly'due to general present economic conditions . Another queslion asked Township residents · was of their concur"rence with a single family-multiple family housing mix. About one-third of the citizens indi 'c ated 11 11 yes 11 as to about two-thirds with a 11 no 11 vote. In spite of the substantial no 1!vote,nonetheless, there was an appreciable number of persons who recognize the need to have some multiple family housing environments. It is anticipated that the future Township population will increasingly have more young families . Due to market conditions, they will not be able to immediately afford low density housing . There wil I be, therefore, a significant demand for higher density housing with·in the rent range of these families. The Family Questionnaire asked the residents of Green Oak Township to rank in order of preference ·several current important issues . The matter which received the highest response was the desire for quality school 'buildings and teaching staffs. While good schools were a low priority consideration for choosing Green Oak Township as a place to live, the need for good schools is of primary importance once the residents ore established . Another very high response was the need for air and water pollution controls . These controls are necessary to insure the livability of the Township. The lowest response was the need fo preserve public access to water bodies. The remainder of the responses to matters of importance were moderate and fairly evenly dis- - 49 - �I tributed. These, in order of preference, were; (1) the need for a quality road system through the Township; (2) the need for pub Ii c sewage treatment; (3) the need for the preservation of open space for future park and recreation areas; (4) the need for garbage and refuse collection and disposal; and (5) the need for a public source of water " Finally, the Family Questionnaire posed three general development goals and asked the preference for each. The highest response (41.0 per cent) was to encourage a balance of residential growth with business and industry~ The next highest response (3 l .5 per cent) was to encourage business and industry in planned centers. A lower response (24.7 per cent) was the desire for the Township to develop, primarily, as a residential community. Approximately 2.8 per cent indi coted they had no preference. The difference in these responses ar~ not large. It can be said that Green Oak Township residents generally wish to develop as a residential community with significant emphasis placed on a balance of growth with business and industry, which would be located in planned centers. In other words, there is sufficient evidence in the replies of the respondents to indicate that they expect and welcome the idea of Green Oak becoming a more complex urban environment. Through planning, the mistakes which other developing communities experienced may be avoided so that in the end a more satisfying type of urban environment wi 11 have emerged. Goals Residential The goal of residential development is to provide a variety of safe, decent, and sanitary housing so that, within the Township, a family may buy or rent suitable living quarters. -50 - The policies • • • • • • • • • • • • • • �that will be pursued to achieve this goal are as follows: Provide a full range of housing types within the Township to meet the demands of all age groups and I iving habits. Provide effective protection for residential areas to insure desirable standards and to prevent encroachment from industrial and commercial uses. Require suitable and adequate transition areas or buffers to be established between residential, commercial, and industrial areas to maintain property values and physical rural attractiveness of the Township. Protect residential areas from unnecessary through traffic and intrusion of non-related land uses. Take full advantage of the rolling topography, lakes and wooded areas in Green Oak Township in residential development in order to continue the concept of rural living. Pursue a program of Township-wide conservation and code enforcement to upgrade or eliminate substandard housing and to maintain the sound condition of the remaining housing stock. Commercial The optimum goal of commercial development is to provide a complete range of goods and services at convenient locations for residents of Green Oak Township . However, within the time period of the Plan, it is doubtful that the Township's population size will be able to support a major .. 51 - �commercial shopping center. Also, competing nearby established commercial centers will probably expand and fulfill thE; Township's comparative and speciality shopping needs. Therefore, the Township 's optimum commercial goal will probably not be realized by 1990 . The policies that will be pursued to achieve this goal are as follows: Encourage convenienc;e goods shopping facilities and professional offices at strategic locations in the Township in proper relation to planned residential development. Encourage uses which mainly relate to the automobile to locate along major highways and at interchanges of the Freeway. Discourage highways cluttered with random strip commercial development. lndustria I The basic industrial goal is to further broaden the range and valuation of industrial activities and employment opportunities within the Township. The policies that will be pursued to achieve this goal are as follows: Preserve adequate and properly located areas of land for future industrial development. Encourage new industries which have state-wide markets to capitalize on the Township's excellent accessibility to regional transportation systems. Regulate industrial development within the Township through performance standards • • • • • • • • • • • • •I I and other modern measures. Encourage and concentrate future industrial growth primarily in planned areas of the Township. - 52 - •I • �Encourage the extraction of natural minerals with provisions that, after resource depletion, the land be restored to beneficial uses . Community Facilities The basic goal is to promote the public health, safety and welfare of Township residents by prov.iding a high level and quality of community facilities and services. The policies that will be pursued to achieve this goal are as follows: Cooperate with the school districts serving the Township in the provision of good school facilities and a viable educational program . Protect Township residents' I ives and property by the provision of adequate fire and police services. Provide adequate governmental facilities to house the Township's administrative functions. Provide municipal sewer and water systems in portions of the Township to insure the continuance of the Township's welfare and to promote compatible new industrial uses. Recreation and Open Space The fundamental goal is to insure the provision of adequate recreation and open space for the future . The policies that will be pursued to achieve this goal are as follows : Make full use of the Island Lake Recreation Area, the Huron Clinton Metropolitan Authority Area, and private recreational development as an asset to Green Oak Township . - 53 - �Preserve the hills, lakes, rivers, woods and swamp areas for desirable recreation pursuits and wildlife protection. Initiate and continue efforts to reduce ~ater, land, and air pollution, thus, prolonging the I ife of recreation areas. Encourage joint use by the School Districts and Township of school grounds and facilities for the recreation enjoyment of residents . Transportation The main transportation goal is to promote an effective transportation and circulation network within and through the Township. The policies that will be pursued to achieve this goal are as follows: - Provide an overall plan of thoroughfares to ~ffectively allow the safe movement of vehicles to any area within the Township in the minimum amount of time. Develop a functional system of roadway classifications and standards, consistent with those of the Livingston County Road Commission, to provide sufficient right-of-way widths to accommodate the varied modes of travel which are expected to be present in and through the Township in future years . Encourage the separation of through and local traffic in residential neighborhoods and in planned commercial and industrial areas . Provide for the separation of vehicular and pedestrian traffic in shopping areas and places of assembly in the Township . -54 - • • • • • • •I • •I I •I •I I I �Ill Ill Ill Ill Ill ' ' ' ' ' II' Provide adequate and aesthetically attractive off-street parking areas to serve commercial, industrial and recreation centers in the Township. Conclusions The proposed goals and objectives for Green Oak Township are guidelines for the future development of the Township. If the planning program is to be more than a confusion of varied opinions, then it is essential that these goals and objectives be seriously considered. They will help insure an orderly, prosperous and attractive development for Green Oak Township. These goals and objectives are suggested as a starting point for the Township officials. As the planning process progresses, the goals 0nd objectives may be altered and new ones formed. objectives of Green Oak Township are flexible and need constant attention, II ,' ' II' Thus, the goals and -55 - �LAND USE PLAN �Introduction Many problems which are facing communities today are the result of unregulated growth in the past. People were allowed to build on their land as they wished without regard for those uses adjacent to them. This has resulted in a mixing of incompatible land uses, wasting of scarce natural resources, and either a lack of services or their provision at high cost. There are locations in Green Oak Township where commercial or industrial development are mixed with residential development. However, due to the present low density of deve- lopment in the Township, incompatible land uses are generally spaced at a great enough distance so as not to be troublesome. As densities begin to increase within the Township, numerous problems could arise with incompatible land uses. Also, demand has begun to be generated for a pub I ic sewer system, due to the inadequacy of present septic tanks. However, sewer systems are very costly for developing communities having a scattered population. Future development in Green Oak Township, therefore, requires a basic framework in which to grow. The Comprehensive Development Plan is intended as a guide for locating private and public land uses in the Township. The Plan serves to coordinate this development in achieving an efficient, pleasant community which will be desired by its present and future residents. , The basic characteristics of the Plan should be: 1. Long-Range - The Plan should conceive its physical relationship in space the year 1990. Ultimate Township development must also be visualized. - 57 - in �2. Comprehensive - The Plan should consid+3r all major land uses. Cofflprehensive- ness must span physicql, social, economic and political relationships. 3. Generalized - The Plan should indicate only broad principles of land use allocations and their relationships. 4. Flexible - The Plan should not discoyrage innovation and unforeseen technological changes. 5. Regional - The Plan should recognize that the application of sound planning principles transcend arbitrary physical boundaries. Regional coordination of the planning effort is necessary for improving the quality of the urban environment. Through discussions with the Township Planning Commission and feedback from the Family Questionnaire, the desires for future growth and development were determined. The Goals and Objectives Study provided a basi$ for decision making for the Comprehensive Development Plan in Green Oak Township. Two alternative plans were discussed with the Township Planning Commission before the Comprehensive Development Plan was decided upon. The Plan, therefore, reflects the type of community which would be desirable, the existing conditions that should be preserved, and the existing and future conditions which will affect cornmunity development. The Comprehensive Development Plan for Green Oak Township is based upon analysis of basiG data and trends in the Township and surrounding areas which were presented earlier in the - 58 - I I • • • • •I •I I I I I I I I I I �Ill Ill Ill Ill Ill planning program. The various land uses have been al located based upon the need and I ikel ihood of development. The Plan should be reviewed periodically as economic and population changes occur within the Township. For example, the market for multiple-family dwellings was practically non-existent in the 1950's and early 1960's in Livingston County. With the extension of the freeway network, availability of finances, and increasi ng talk of utility system construction, a definite greater demand has been created for th is type of housing . 1111 1111 1111 Therefore, it is always necessary to evaluate the Plan in relation to the present economic trends. Comprehensive Development Plan Considerations 1111 Green Oak Township I ies within the "mo ran ic belt" of southeastern Michigan. The topography Ill consists of rol I ing h ii Is, smal I lakes, and swamp land. This type of landscape is very desirable from a recreation and residential point of view. With the introduction of new transportation patterns with in the post decode in southeastern Michigan, Green Oak Township has achieved a higher degree of regional accessibi I ity. This can only mean added growth of the Township in the future. One of the most sig~ificant land forms _in the Township is the U. S. 23 Freeway . This Freeway w ii I act as a corridor for more .intensive development . Its basic north-south orientation fol Is west of the center of the Township and therefore will encourage more intensive development in the western half of the community . The Si Iver Lake Road interchange (one of the four U.S. -59 - �I: • 23 interchanges in the Township) would then be somewhat central to the majority of the Township's population. The utilization of this interchange as the Township's central activity core is proposed in the Plan. Another significant land form in the Township is the regional parkland which generally encompasses the Huron River and adjacent lands. The expansion and development of these lands wil I ensure large scale open space and recreation for the future. Other sizable existing uses of land, such as the American Aggregate Corporation holdings, also represent land forms. These uses should be placed into land use planning categories which are compatible to permit an optimum community environment. Ten land use classifications are proposed for Green Oak Township. Each land use is next discussed along with its special locational requirements which provide a rational basis for the Comprehensive Development Plan. Map 4, fo I lowing p . 135, i Ilust rates the Comprehensive Development Plan for Green Oak Township , Residential Planning The Comp rehensive Development Plan is based on the anticipated 1990 population in Green Oak Township of 22,000 people . Residential areas have been delineated to accommodate this population, in keeping with the community's goals to provide a full range of housing types in the Township . Four categories of residential land uses have been proposed which include estate, low, medium and high density residential areas. The estate and low density categories • • • • • •I I I I I I I I I I I I �are basically single family areas. The medium and high density would be townhouses, apartments or mobile homes. Rural Estate - Agricultural This land is intended for occupancy by those people desiring to live in a country-like estate atmosphere. Minimum rural estate lot size would be five acres . Farms could also be permitted on lot sizes exceeding ten acres. Approximately 6, 150 acres are assigned to this residential land use. There is a growing demand in the Detroit Metropolitan Area for "country-style" living. Residents of Green Oak Township noted the "desire for a rural environment" in the Family Questionnaire as the primary reason for choosing the. Township as a place to live. The Rural Estate-Agricultural category would encourage this type of living. This category would also be utilized to conserve land from intensive development to enable future generations to plan their own type of development rather than be shackled by an unregulated premature development pattern. Two large areas are proposed for the Rural Estate - Agricultural category. One area incorporates the majority of the American Aggregates Corporation holdings which are located adjacent to the southern border of the Island Lake Recreation Area. The other area is located south of Nine Mile Road, generally east of Whitmore Lake . - 61 - �Low Density Residential This land use is intended primarily for single-family residential development. Minimum density would be one to two dwelling units per acre without utilities. When utilities are available,. this density could be raised to a greater density of about four dwelling units per acre. About 8, 100 acres are set aside for low-density development. Green Oak Township does not contain public water or sewer facilities. Normally, lot sizes of less than one acre are not recommended in this instance because indivic;lual septic tanks and wells on small lots often do not function efficiently. In recognition of the great attraction of the many lakes in the Township, and the desirability of getting the maximum utilization of them, half acre lots are recommended in their vicinity. Nevertheless, great care must b~ taken by the County and Township to prohibit small lot development where it appears that septic tanks wi 11 not function properly . . The low density residential areas proposed incorporate the majority of the existing subdivisions .i n the Township. These areas have also b~en oriented around feasible future sanitary sewer • • • • • • • • • • •-. I programs. Although much of the Township is plpnned for single-family residential land use, there is no reason why single-family development need be dull a!'ld unimaginative. For example, designing single-family units in small groups or clusters reduces lot sizes c;md increases common open space. The land area gained through the decrepse in lot size is used collectively for a park area available to residents of that subdivision. - 62 - I _I 'II I I I �Another concept which adds flavor to single-family neighborhoods is planned unit development. This incorporates a mixture of land uses such as single-family housing, multiple-family housing, and common open spaces. This would create a slightly higher density than proposed for the low density residential area but would create a neighborhood unit with a variety of housing types. These new concepts shou Id be encouraged in future single-family development. Medium Density Residential This land use is generally intended for townhouses or mobile home~. Densities should range between five and seven dwelling units per acre when utilities are provided. Until such time as municipal utilities are installed, it is reco~mended that overall densities remain at two dwelling units per acre. Approximately 1,200 acres are allocated for this type of residential density. As mentioned previously, the Township's housing inventory should correspond to the needs of its present and potential residents. Certain segments of its population, such as the newly married and retired people,find townhouse or mobile home living most suited to their current n~eds. Therefore, the Medium Density Residential area is proposed. The Plan indicates one large area for Medium Density Residential uses, between Spicer Road and Winans Lake Road, as part of the Township's proposed central activity core. areas are also shown as conceptually clustered around commercial locations. Five smaller Large medium density projects should be discouraged at these neighborhood commercial locations. - 63 - �High Density Residential The High Density Residential category encourages apartments. Densities should range from eight to 12 dwelling units per acre, when municipal utilities are provided. As with the Medium Density Residential category, present densities should be twq dwelling units per acre. Approximately 260 acres are devoted to the High Density Residentia I uses. Three areas are indicated on the Plan for High Density Residential .Oevelopment. These areas form an integral part of the Township's propos~d central activity core. The Silver Lake Road interchange area would permit direct access to the U.S. 23 Freeway. A commercial area planned at the lnterc;han~e would have increased economic potentiQI due to its relationship to this higher density area. The High Density Resid~ntial Areas are 9lso generally adiacent to the reg ion a I park Iand . Commercial As the population increases in Green Oak Township, so will the demard for commercial establishments. There will also l;,e commercial growth in the Township for regional needs, owing to the convenient access via th~ U.S. 23 Freeway. The location of commercial land uses is an important consideration of the Comprehensive Development Plan because of their economic importance and their effect on traffic and neighboring land uses. Business should be grouped at planned locations in the Township in order that marginal strip commercial activities can be control led. - 64 - • • •II II II II II II • • • • • • "• -~ -~ �Commercial Retail Seven commercial retail centers are proposed for Green Oak Township. The Comprehensive Development Plan recognizes the ·need to distinguish between the characteristics of various commercial activities. Commercial land uses are thus located according to their function. Approximately 190 acres are included in this land use category. Three different types of commercial development must be considered. Local shopping is for the daily shopping needs of residents who live close to the stores. A local shopping area contains a supermarket, drug store, laundromat, party store or other similar business. A second type of commercial development is a community shopping center. This type of shopping facility generally has a junior department store or general merchandise store with a cluster of small businesses. A community shopping center requires a large population to serve and good highway access. The last commercial category is highway oriented businesses. These businesses serve passing motorists. Such uses include gas stations, drive-in facilities, such as restaurants and car washes, motels, and similar uses. Commercial areas in Green Oak Township are shown grouped in strategic locations in the community. The proposed locations by function are as fol lows: Rushton Road and Ten Mi le Road - Local Shopping Ten Mile Road and Dixboro Road - Local Shopping - 65 - �Nine Mile and east side of U.S. 23 Interchange - Local Shopping and highway oriented business. Winans Lake Road and U.S. 23 Interchange - Initially local shopping but with future potential for a community shopping center. Whitmore Lake Road between Lee Road and Maltby Road - Local Shopping and highway oriented business. Grand River and Academy Drive - Local shopping and some highway oriented business. I I I • •I •I I It is anticipated that by 1990, only half of the acreage allocated for the Commercial Retail category wi II be uti Iized. However, the gr~ater amount of land has been planned so as to be flexible to possible unforeseen economic expansion and to permit flexible commercial locations within the Township. Commercial Recreation Green Oak Township has great nah.-1ral attractions in its lakes and topographic variations. Much land is committed to public use in the regional parklands. Increased recreation im- provements are also expected in the regional parklands which will increase recreation participation by the public. It is believed that Green Oak Township could aid its tax base by promoting a large-scale commercial area devoted to recreation-tourist services. - 6- -I 'I ' 'I I I I �II II II II This specialized commercial area is located on old U.S. 23 and is generally encircled by Bishop Road. Approximately 100 acres are proposed for its use. This area is uniquely favorable for commercial recreation sales due to its easy freeway access and close location to the regional park lands. It is proposed that the Commercial Recreation category include such things as recreation equipment sales, restaurants, transient lodgings and some recreation uses such as golf driving range. The intended site could be expanded in the future, if necessary. Office The Office classification is intended to facilitate planned locations for grouped office facilities in the central activity core of the Township. This is a preferred method of accommodating the pQtential need f9r office space along interstate freeways. This classification would also permit other commercial uses that would service possible office development. About 150 acres are indicated for office use on the Comprehensive Development Plan. Civic Center Approximately 25 acres are shown on the Comprehensive Development Plan for a proposed Township Civic Center. Its intended location is on Silver Lake Road adjacent to the U.S. 23 Freeway i'nterchange as part of the central activity core concept for the Township. It has also been located adjacent to the Huron River to permit an aesthetic setting for the complex. Specific development of the proposed Civic Center will be discussed in the Community Facilities Plan. - 67 - �•I lndustria I In the past, there has been little industrial development in Green Oak Township. However, with the provision of freeway acyess over the last decade, a small amount of industry has been attracted. It js anticipated that the intensity of industrial development will continue to be gradual until municipal sewer and water facilities are in the Township. However, in order for the Township to compete for future industry, about 2,200 acres are programmed for i ndustri a I use. Two types of industry are recommended for the Townshjp. One of these industrial types is of light, non-nuisance operation that could function efficiently on small sites or in industrial parks. This type of industry could be controlled ade9uately to allow its inclusion adjoining residential areas. The other type of industry is of the general nature which normally requires a larger site size than light industry, which have a relatively greater impact on the neighboring area and which may have a need for railroad faciliti~s. Seven industrial sites are indicated on the Plan for Green Oak Township. These sites and their intended functions are as follows: Area south of Spicer Road (west of U.S. 23) This is the largest area proposed for industrial use, General industry should be allowed. Trans- portation facilities include M-36, U.S. 23, G.T.W. Railroad and A,A. Railroad. Much of the - 68 - I • •I I I •I I I I I II I I I II �land in this area contains muck soils which would physically reduce a heavy industrial density on the site. Possible adverse effects to Hamburg Township could be minimized by that municipality providing a buffer along the eastern side of Hall Road. The proposed industrial site contains the Maxey School which should be compatible within this intended land use district. Area south of Maltby Road between Whitmore Lake Road and Rickett Road This area presently contains the Kelsey-Hayes plant . This industrial operation has so far proven to be very efficient and compatible with nearby land uses. Therefore, the general site has been expanded for future industry with Iight, non-nuisance operations. Transportation facilities include easy access to U.S. 23 Freeway. Area north of C & 0 Railroad and west of U.S. 23 Freeway This area contains existing developed industry of a light manufacturing nature. Area on east side of Lee Road - U. S. 23 Interchange This area is recommended for light and general industry types. Transportation facilities include U.S. 23 Freeway and C & 0 Rai Iroad. This site is presently being promoted for industrial usage by the C & 0 Rai Iway Company. Grand River Road and Pleasant Valley Road Some expansion of the Green Oak Industrial Park area is recommended. Present industry �is of the non-nuisance variety. Pl~asant Valley Road provides access to 1-96 Freeway. Area adjoining Kensington Road and Silver Lake Road Area presently owned by the American Aggregate Corporotion. Recommended possible usage is for general industry. Transportation foci I ities include the C & 0 Railroad and Kensington Rood, a recently reconstructed Class A road with access to 1-96 Freeway. Area south of Ten Mile Road on eastern border of Township This area is intended as on extension of the adjoining industrial land use in Lyon Township. Transportation facilities include the G. T. W. Railroad and Ten Mile Road. The above locations include the significant locational factors frequently considered by new industries. They also pose minimal threats and conflicts to other land use areas provided that there is proper enforcement of performance standards contained within a modern zoning ordinance. Extractive Extractive forms of land use are located generally in the central and northeasterly portions of Green Oak Township. There are small gravel pits scattered throughout the area, usually in the proximity of the lakes. The intensively used extractive areas are located in the northeast corner of the Township along the north side of Marshal I Road and Rushton Road. This adivity is primarily operated by the American Aggregate Corporation, who have developed plans and purchased land in anticipation of expanding their present activities. The importance of the extractive industry to the general well-being of Green Oak Township has been recognized in the Comprehensive Development Plan, (See Map 4 following p , 135) , - 70 - •I I I • • • •I I I I I I I I I I I �.. It is a recommendation of the Plan that two areas for extractive usages be identified in the northeasterly portion of the Township. As shown on Map 4, these are along Marshall Rood north of Silver Lake Road, and along the Oakland County border in Sections 12 and 13. Regional Parkland Two large regional parks are located in the Township. The larger is the Island Lake Recreation Area which is located east of the U.S. 23 Freeway. The other land is owned by the Huron-Clinton Metropolitan Authority and is located west of the U.S. 23 Freeway. A primary intention of both of these parks is in the preserving of Huron River flood plain and volley development. The Comprehensive Development Plan hos basically linked these two pork systems together to achieve this conservation goal. Also, the present land holdings of both parks have been modified and rounded off for conceptual form purposes. Conclusions The Comprehensive Development Plan suggests how Green Oak Township could and should develop . This type of development and use of lands will not occur, however, if there are no guiding forces. Several methods may be used in con junction to accomplish the basic measures of the Comprehensive Development Pion. These methods include: official Township adoption of the Comprehensive Development Plan, Zoning Ordinance revisions, capitol improvements program, subdivision regulations, coordination of plans with other governmental agencies and the State, a program of public relations in order to make the general public aware of the goals for Green Oak Township, and encouragement to developers in the Township to adhere to the principles and objectives of the Comprehensive Development Plan. - 71 - �TRAFFICWAY PLAN �II II ,,' ' ', ' Introduction Highway systems and road patterns are developed to provide efficient means for the movement of people and goc,ds within and through a community. Adequate transportation facilities are therefore a major consideration in a community 1s development. Accessibility to other parts .of a region is vital to the growth and development of al I communities. As popu'lation increases ard automobiles likewise increase, traffic problems related to congestion and inadequate road design become apparent. It is paramount that careful planning provide for the safe, congestion-free moverpent of people and goods . This study will examine the ~xisting highways and other transportation modes found in Green Oak Township and the surrounding area. The adequacy of the existing trafficway facilities · will be assessed. Then a future plan for transportatior, facilities will be prepared in relation to proposed future land uses and the traffic generated by such uses. Highway Inventory and Circulation Analysis Not all roads provide the same function for carrying traffic. Motorists with their destination or origin outside the Township will generally travel on regional thoroughfares. These high- ways are generally indicated as State routes and are engineered for fast moving traffic between major population centers. Roads which are designed to provide links between major land uses relating to employment, shopping and residential uses within the Township are considered as County Primary roads. Roads which provide access to abutting property are considered local - 73 - �roads. The following is an inventory of these three types of roaqs in Green Oak Township. State Highways The only U.S. trunk line route passing through Green Oak Township is the U.S. 23 Freeway, a four-lane, divided thoroughfare. State-wide implications. It is the only thoroughfare within the Township thot has It connects the entire south central portion of the State with other regions via the freeway system. More specifically, the U.S. 23 Freeway connects the Township directly with such population centers as Ann Arbor, Tol~do c;md Flint. The interstate freeway system ( 1-96) which intersects with the U.S. 23 Freeway immediately to the north of the Township increases the accessibility of additional urban population centers such as Lansing and Detroit for Green Oak Township residents. The section of U.S. 23 in Green Oak Township is approximately 5.7 miles. It has a 300-foot right-of-way with 24-foot pavement wipth qn each side of the median. There are four interchanges within the Township (Lee Road, Silver Lake Road, M-36 - Nine Mile Road, and Eight Mile Road - Whitmore Lake). This freeway adequately provides Green Oak Township residents with regional accessibility . Another State route within Green Oak Township is M-36 , It begins at an interchange wi~h U.S. 23 in the Township and travels west through Pinckney and beyond. This State route generally serves as a connector between smaller urban areas in Livingston and Ingham Counties. Approximately 2 miles of M-36 exists within Green Oak Township. - 74- • • • • • • • • • • • • • • • • • - �County Primary Roads The designation of a County Primary Road is made by using two criteria. The first is location (e.g., they serve as connecting Iinks between regional thoroughfares as wel I as other communities). A second criteria relates to the amount of traffic volume ~hat may be carried by the road. The transportation network of any township wou Id be adversely affected if it were without an adequate County Primary road system. The County Primary road system is established by the ~ivingston County Road Commission after approval by the Michigan De,partment of State Highways. By designating a road as part of the County Primary road system, the County can obtain Federal and State highway funds to help maintain said road. There are about 29.4 miles of County Primary roads in Green' Oak Township. Table l l lists these County Primary roads by surface type. Taking an overall view of the County Primary road system in Green Oak Township, the major problem is the lack of uniform road distribution and continuity. This is largely due to the Township's topography. The many lakes, the Huron River Valley, pockets of muck soils, and areas of steep slopes have produced circulation difficulties not evident in most southeast Michigan communities. These natural features impede straight-line road construction between traffic generators. Therefore, the typical grid street system, based on section line roads, is not possible. No road in Green Oak Township continually follows any section line for any great distance. Also there are no direct north-south or east-west roads in the Township. Con~iderable meandering is required for anyone traveling in either direction. - 75 - �TABLE Jl COUNTY PRIMARY ROADS GREEN OAK TOWNSHIP, MICHIGAN, 1970 * Road From To Hard Su rface Whitmore Lake Road Eight Mi le · Road., Towns hip Boundary Eight Mi le Rood Towns hip Boundary Whitmore Lake Road Nine Mi le Road U.S.23 Ru~hton Road East .Shore Towns hip Boundary Nine Ml le Rood Whitmore Lake Township Boundary G • T. W. Ra i Iroad Si Iver Lake Road U.S. 23 Rushton Road Doane Road Dixboro Roap Doane Road Silver Lake Road Rushton Road Rushton Road Nine Mi le Road Doane Road Ten Mile Road Rushton Road Dixboro Road Kensington Road Si Iver Lake R0ad Grand River Road Academy Drive Grand River Road C & 0 Rai !road • • • •I 'I I I I I Grand River Rood I Gravel Surface * Si Ive r Lake Road Doane Road Rushton Road Rushton Road Doane Road Silver Lake Road Livings ton County Road Commission, Livingston County Road Map (Howell, Michigan, 1970) . I I I I I - 76 - ' I �Besides the topographic barriers to traffic movement evidenced in the Township, man-made barriers also present problems. While the U.S. 23 Freeway has facilitated easy north-south travel through the Township and regional access by Township residents, it has also disrupted continuous east-west Township travel. Presently, only the Silver Lake Road interchange and the M-36 interchange permit overpass facilities for continuous east-west travel across the U.S . 23 Freeway. Large land users within the Township also prevent through traffic facilities. In particular, the Island Lake Recreation Area and t_he American Aggregate Corporation lands, generally located in the north central portion of the Township, are barriers to traffic movement. The:;e two large land users also prevent an equal distribution of County Primary roads through the Township. County Local Roads Under the Michigan Highway Law, Act 51 of 1951, as amended, all roads under County' jurisdiction other than Primary roads are considered County local roads. The County local roads are perhaps a more vital link in the transportation network than might be imagined. Obviously, if the local roads are in such poor condition as to impede good accessibility to the Primary roads, then the Primary roads and indeed the Regional highways themselves are of reduced utility to the Township resident wishing to gain access to them. There are about 52 . 66 miles of County local roads in Green Oak Township. Table 12 lists the County local road;; by surface type. As with the County Primary roads in the Township, their basic highway design problem is concerned with road distribution and continuity. �TABLE 12 COUNTY LOCAL ROADS GREEN OAK TOWNSHIP, MICHIGAN, 1970 * Surface Type From Hard Surface Winans Lake Road Township Boundary Whitmore Lake Road Rickett Road Township Boundary Winc;:ins Lake Road Lee Road Rickett Road U.S. 23 Fieldcrest Road Nine Mile Road Lee Roacj Marshall Road Nine Mile Road Si Iver Lake Road Post Lane Eight Mi le Road ( end of cu I-de-sac ) Lemen Road Eight Mi le Road M-36 Spicer Road M,-36 Fieldcrest Road Whitmore Lake Road Marshall Road Musch Road Spicer Road Winans Lake Road Hammel Road Township Boundary Rickett Road Maltby Road Township Boundary Whitmore Lake Road Lee Road Rickett Road (dead-ends in Section 6) Tuthi 11 Road Spicer Road Marsha 11 Road Silverside Drive Marshal I Road Doane Road Marshal I Road Eight Mi le Road Nine Mile Road Mc Nally Road Mars ha 11 Road East Shore Drive ( interrupted in center by creek) Rushton Road Eight Mi le Road Nine Mi le Road Gravel Surface - continued - - 78 - • • • • • • • • • • • • •-. -. • • •I �TABLE 12 (Continued) COUNTY LOCAL ROADS GREEN OAK TOWNSHIP, MICHIGAN, 1970* Surface Type From To Eight Mi le Road Marsha 11 Road Dixboro Road Nine Mi le Road Rushton Road Di~boro Road Dixboro Road Eight Mi le Road C 8 0 Railroad Ten Mile Road Silver Lake Road Twelve Mile Road Rushton Road Dixboro Road Peer Road Ten Mi le Road Twelve Mile Road Bishop Road Fieldcrest Road Fieldcrest Road Evergreen Road Si Iver Lake Road McCabe Road Sutherland Road Kensington ,Road Grand River Road Butcher Road Sutherland Road American Aggregate property McCabe Road Bishop Road Silver Lake Road Evergreen Road American Aggregate property Grave I Surface (Continued) * Livingston County Road Commission, Livingston County Road Map, ( Howe II, Michigan, 1970). - 79 - �Highway Characteristics The nature and effectiveness of any road system is governed by a number of factors, such as condition of the road surface, traffic volumes, traffic accidents and bridge sufficiencies . All these factors are related when considering the adequacy of a road system. Highway Surface Conditions Every two years the Michigan Department of State Highways makes a survey of State Highways. In these surveys, the agency attempts to reveal certain adequacies or inadequacies, as the case may be, of each road in terms of sufficiency ratings. Surface and base conditions of State Highways are included in these surveys. The entire length of U.S. 23 in Green Oak Township has its surface and base rated as sufficient. 11 However, M-36 between U.S. 23 and Pinckney, surface and base conditions are rated as critically deficient . Approximately 9.8 miles of surface improvements of M-36 between U.S. 23 and Pinc ney are presently scheduled by the Department of State Highways in the proposed 1971 construction program for Livingston County. Eve ry year, the Livingston County Road Commission makes a survey of all County Roads us to surface adequacy . Table 13 shows the County Primary and County Local road surface sufficiency ratings for Green Oak Township by surface type and number of miles of each surface type. 11 Michigan Department of State Highways, Sufficient Rating, District 8, ( Lansing, Michigan, 1970). -80 - • • • • • • • • • • • • • • • • • • �Ill Ill Ill Ill Ill TABLE 13 COUNTY ROAD Sl)RFACE SUFFICIENCY RATINGS GREEN OAK TOWNSHIP, MICHIGAN, 1970 * Road Classification Primary •Ill Gravel Local Miles Inadequate Total Miles 3 . 83 3.83 Prime & Seal 2.05 6. 17 8.22 Mixed Bituminous 7.01 2.54 9.55 Bituminous Concrete 7.80 0 7.80 '16.86 12.54 29.40 Earth Gravel * Miles Adequate D.N . A. Sub Total II •Ill • • Surface Material D.N.A. 11. 02 '. 5.37 5.37 19.46 30.48 Prime & Seal 7.36 0 7.36 Mixed Bituminous 7.61 1.76 ~.37 Bituminous Concr~te 0.08 0 0.08 Sub Total 26.07 26 . 59 52.66 TOTAL 42.93 39. 13 82 . 06 Livingston County Road Commission, County Primary Road and County Local Road "data sheets", ('Howell, Michigan, 1970). · D.N.A. - Does not apply. - 81 - �Of the 29 A miles of County Primary Roads in the Township, 16 , 86 miles are considered to have adequate surface with 12.54 miles of inadequate surfaces . Gravel roads are considered inadequate for the Primary system by the Livingston County Road Commission , The 52.66 miles of County Local roads in the Township generally have 50 per cent (26 miles) adeqwate surfaces and 50 per cent inadequate surfaces. The moj ori ty of the County local Roads are gravel (30.48 miles). Earth surfaced County local Roads are considered inadequate by the County Road Commissiqn. Generally, County road surface adequacy in Green Oak Tqwnship is good in comparison with the other townships in Livingston County. However, continual improvement and maintenance of the County Road network in Green Oak Township will be increasingly important a~ greater traffic volume is experienced , Traffic Volumes As may be expected, the U , S. 23 Freeway in Green Oak Towri~hip carries the greatest volumes of traffic. State Highway traffic volumes within the Township are shown on Table 14 . The least traveled State Highway in Green Oak Township is M-36 . This highway experiences about 2,600 vehicles per day which is less than some County Primary Roads within th~ Township . The traffic volumes on County roads within Green Oak Township are considerably less than on U.S. 23 . General 24 hour traffic flows for the County roads are shown on T9ble 15. .. 82 - • • • • • •I • • • •I I I I I I I I �TABLE 14 STATE HIGHWAY TRAFFIC FLOW GREEN OAK TOWNSHIP, MICHIGAN, 1969 * Highway From To 24 Hour Traffic Volume U.S. 23 1-96 Interchange Lee Road Interchange 18,000 Lee Road Interchange Si Iver Lake Road 19,500 Interchange Mr36 Si Iver Lake Road Interchange M-36 Interchange 21,500 M-36 Interchange Livingston -Washtenaw County Line 23,500 U.S. 23 Interchange Township Line 2,600 * Michigan Department of State Highways, Average 24 Hour Traffic Flow, ( Lansing, Michigan, 1969). - 83 - �TABLE 15 MAJOR COUNTY ROAD TRAFFIC FLOW GREEN <;)AK TOWNSHIP, MICHIGAN, 1969 * Road Vehicles Per Day Grand River Road Kensington Roc;id 3,000 - 4,000 Te111 Mile Road 2 I 000 - 3 / 000 Eight Mile Road Nine Mile Road Academy Ori ve Lee Road ( east of Rickett Road) Winans Lake Road (east of Rickett Road) l , 000 - 2, 000 ~ •II • II Silver Lake Road Whitmore Lake Road Fieldcrest Road Rickett Road Doane Road East Sho re Road Rushton Road 1,000 * Livingston County Road Commission, County Primary Road and County L!!>cal Road ''data sheets", (Howell, Michigan, 1969 ). Note: The rema lnder of the County roads wjthil'l the Township gE;!nerally have less than 1,000 vehicles p~r day . ~ 84 - • • • • • • • 'II ' �All the County roads in Green Oak Township are two-lane facilities. A significant question is how great must the traffic volume be on such roads to justify more than. two lanes. road must be individually studied to accurately answer this question. Each However, .a general "rule of thumb" is that a road approaching a traffic volume of 12,000 vehicles per day should be considered for expansion. to four lanes.. Presently, all County roads in Green Oak Township are considerably below this figure and therefore can be considered adequate for existing traffic volumes. Traffic Accidents Large traffic volumes on paved or gravel roads do not necessarily mean such roads wi II become greater traffic hazards. The ability of any road to carry larger volumes of traffic is related to engineering design of the road, number of moving lanes, and number of ingress and egress points along the highway. traffic hazards. Table lq shows However, larger volumes of traffic tend to accentuate a comparison of State Highway and County road accidents over the past three years. It is interesting to note that during the last three years, traffic accidents occurring on the State Highways within the Township have increased from about 25 per cent to 35 per cent of the total Township accident count. County roads have respectively decreased from about 75 per cent to about 65 per cent during this same time period. This is especially significant since the total accident count for each year has not changed radically. The rapidly increasing traffic volumes on the State highways are thus increasing their accident rates as compared to the County Road System. ~ 85 - �Ill TABLE 16 STATE HIGHWAY AND (;OUNTY ROAD ,,\CCID~NTS GREEN OAK TOWNSHIP, MICHIGAN, 1968 - 1970* Total Acciqent Count Road u.s. 1968 Per Cent of Total 1969 Per Cent of Total 1970 Per Cent of Total 40 21. 1 59 25. l 61 29.8 7 3.6 10 4.3 10 4,8 County Roads 14~ 75.3 166 70.6 134 · 65.4 TOTAL 190 100.0 235 100.0 23 M-36 * 205 100.0 Information from the Michig·an State Police Department, March, 1971. Traffic accidents on the County Road system within the Township itself also corresponc!s closely to traffic volumes. Grand River Road exReriences q signi£icant amount of Township accidents . 12 Other high accident roads are Nine Mile Road (particularly between Marshqll Road and Rushton Rood), Ten Mile Road, and Winans Lake Road. Coritrary to normal expectations, the majority of the County road accidents which took place in the Township were not at intersections , Instead, most of the accidents were caused by 12 Livingston County Road Commission, 1970 accident sheets for Green Oak Township, March, 1971 , - 86 - • • •I • • • • • • • • • • • • �turning movements in~o or out of residential uses spread_ out along these highways. Ingress and egress movements associated with commercial and industrial land uses at non intersection locations also created accidents. Bridge Adequacy Bridges are an important aspect to the proper functioning of a highway system. Adequate bridges are also of paramount importance to highway safety. Green Oak Township has 16 bridges (in- cluding one culvert) over which the Co1Jnty roads traverse the natural drainage systems. Of these, one County Primary road bridge and five County local road bridges are in need of replace- " " " ment. Table 17 indicates the inadequate bridges in Green Oak Township. TABLE 17 INADEQUATE COUNTY ROAD BRIDGES GREEN OAK TOWNSHIP, MICHIGAN, 1970 ~oad Type * Comments Bridge Location Primary Nine Mi le Road ( East of Grand Trunk RR) Bridge is narrow and has settled on one end because of muck soil. Still carries legal load limit Local Rickett Road ( Huron River) Five ton I im it, 60 foot span. Spicer Road (Sec. 28) Five ton limit. Dixboro Road (Sec. 13) Eight ton I imit. Sutherland Road (Huron River, Sec. 3) Unpasted load limit. Only adequate for light use. Marshal I Road ( North of Tuthi 11 Road) Unpasted load limit. Only adequate for light use. * Livingston County Road Commission, March 1971. - 87 - Unsafe for school buss es. Unsafe for school busses. Unsafe for school busses. �The Livingston Cc,unty Road Commission requires all new County road bridges carry the maximum legal load ( H-20 design). Replacement cost of the inadequate bridges in the Township range from $20,000 to $60,000 each dep~nding upon construction variables. Eventual replacement of these bridges is necessary to insure traffic safety. Rail and Air Facilities Rail Facilities There are three rail facilities now ~erving Green Oak Township. These are the Chesapeake and Ohio, Grand Trunk Western, and Ann Arb9r Railroads. These facilities account for about 13.4 miles of primary track within the Township. The Chesapeake and Ohio Railroad has about 6, 1 miles of primary track in the Township. Fr9m a major junction point in Plymou_th, Michigan, this line travels through the Township towards Lansing and Grand Rapids. The Chesapeake anc;l Ohio Railroad Company, through its subsidiary lines, serves much of the State of Michigan, Ohio, Indiana, Illinois, Kentucky, Virginia, and West Virginia. Via a line across southern Oritorio, the C & 0 also has con- nections at Buffalo, New York and other lines serving the east. The Grand Trunk Western Roi Irood hos about 6.4 miles of primary track traversing the southern portion of th~ Township. This rail line is a subsidiary of the Canadian National Railway Company and is directly linkeq to the Canadian system at Port Huron and Detroit. - 88 - •I I • •I •I •I I • •I •I •I I �To the west of the Township, the G. T. W. leads to Grand Rapids and Muskegon, from where the G .. T.W. operates a ferry across Lake Michigan to Milwaukee, Wisconsin . . The Ann Arbor Railroad Company has about 0.9 miles of primary track located on Section 31 of th~ Township. This main line extends northwest from Toledo, Ohio, through Livingston County and terminates at the City of Frpnkfort on Lake Michigan in the northwestern part of the State. Via a ferry across Lake Michigan, the Ann Arbor Railroad offers connections with other rai Iroads serving the upper midwest. Air Foci I ities · There are currently no airport facilities in Green Oak Township·.- However, two smal I private airfields dre nearby. They are Hyne Field in Brighton Township and New Hudson Airport in Lyon Township. Transportation Plan The purpose of the Transportation Plan is to develop a system of trafficways that will adequately provide for the long-range needs of residents of Green Oak Township. Because of its permanent character, the existing road system must form the base for the future highway network. However, consideration must also be given to future land use patterns, the amount · and type of traffic that will be generated by the land uses, correction of existing traffic hazards, and other factors: - 89 - �Standards The standards for the various types of roads correspond to those established by the Livingston County Road Commission qnd the Inter-County Highway Commission of South~astern Michigan. Table 18 indicates the recommended road cross...section standards for Green Oak Tpwnship. The Livingston County Road Commission has established a policy of requiring at least 120 feet of road right•of-way width on all County Primary Roads, and 100 feet' of road right-of-way width on all County Locql roaqs. All subdivision streets are req~ired to have a 66 fqot rightof way for streets without curb and gutter . The Livingston County Road Commission is requiring these road rights-of-way so that when traffic increases and a County road must b~come multiple lane, the public right-of-way will exist. Green Oak Township should require building setbacks that wi II coincide with these present County requirements . The recommended road righh-of-way for Green Oak Township (see Table 18) are consistent with the Land U~e Plan objectives. Map 4, following p . 135 is the 1990 Comprehensive Development Plan for Green Oak Township and also contains the Traffi cway planning recommendations. Freeways Freeways are part of a nationwide system of limited access highways designed to carry transient traffic around, through or between urban centers with a minimum of conflict wjth local traffic. They have one function - to carry large volumes of traffic at maximum speeds . They are multilaned and do not provide direct access to abutting properties . The few intersec:tions that are provided are generally grade separations that allow traffic to flow without interruption from - 90 - • • • • • • • • • • • • • • •II • - �-- "• • - TABLE 18 RECOMMENDED ROAD CROSS SECTION STANDARDS GREEN OAK TOWNSHIP, MICHIGAN * Road Number of Traffic Lanes Freeway 4 (Rural) Minimum Right of Traffic Lane Way Width (Feet) ( Feet ) Maximum Grade a 12 300 - 350 + 3% 2 - 4 12 120 5% Secondary Thoroughfare 2 11 100 5% Col l~ctor 2 11 100 5% Industrial Street 2 12 100 5% Residential Subdivision Street 2 11 66 ~% Maj or Thoroughfare * Inter-County Highway Commission, Livirigston County Road Commission, March, 1971. · a The Livingston County Road Commission also requires a minimum grade of five per cent. - 91 - �other traffic control systems. inter-regional traffic. The Freeway is perhaps the most desirable method of moving However, traffic volumes in many instances will not warrant the expense of providing this type of foci lity. Therefore, some inter-region9I traffic;: must use major thoroughfares for travel. Green Oak Township hc;is the benefit of the U. S. 23 Freeway, an inter-regional four-lane freeway. The Michigan State Highway Department does not foresee any new freeways traversing the Township by 1990. Also, the Plan does not recommend any changes or improvements for the U. S. 23 Freeway. However, the State has suggested that the Lee Road Interchange be partially redesigned to accommodate a proposed new major entrance to the l~land ~ake Recreation Area. Maj or Thoroughfares A major thoroughfare is often multi,-laned to provide for large volumes of traffic, Their main function is to carry large volumes of traffic between major land uses in the Coµnty, such as traffic betw~en residential homes and industrial (employment) ar~as. They also provide access to the freeways and often augment the freeway when traffic volumes between regions are not heavy enough to warrant a freeway. Route continuity is an important fac;:tor. Access to abutting la17d uses should be by means of a frontage or margina I access roads. The major thoroughfare designation on the Comprehensive Development Plan is consistent with the 120 foot major arterials recommended by the Inter-County Highway Plan and adopted qy the Livingston County Road Conimission. 'I 'I II -I • • • • • • •II II II - 92 - II �Major east-west route continuity through the Township is achieved by three road systems. M-36 - Nine Mi le Road - This road system has an interchange with U . S. 23 and provides a continuity of inter-regional east-west traffic flow. It is recommended that the Livings- ton County Road .Commission study the feasibility of eliminating the jog of Nine Mile Road -at East Shore Drive. The Plan indicates a possible road realignment at this location. Winans Lake Road - Silver Lake Road - Doane Road - Ten Mile Road - This road system also has an interchange with U.S. 23 . Again inter-regional east-west traffic flow is accommodated. l. Road re-alignments are proposed at three locations. Winans Lake Road and U.S. 23 Interchange - Align Winans Lake Road and Freeway overpass to permit continuity with Silver Lake Road. 2. , ,Silver Lake Road and Marshall Road -Align Silver Lake Road and Doane Road thereby permitting route continuity . 3. Doane R0od and RushtQn Road - Align Doane Rood and Ten Mile Road to form route continuity . It is recommended that the ~ivingston County Road Commission check the feasibility of these road relocations. - 93 - �,•. •I Grand River Road - Tpis road accommodates inter-regional east-west traffic thravgh the northern portion of the Township. No recommendations are made for route im- provements. Other major thoroughfares indicated on the Plan which permit inter-regional east-west movement I but which lack continuity through the Township are Maltby, Twelve Mile and Eight Mile Roods , Major north-south circulation through the Township is also achieved by three road systems. Whitmore Lake Road - This road ( Old U.S. 23) parallels the west side of U.S. 23, It's present role is generally that of a freeway service drive through the Township. However, Whitmore Lake Road still is an important major County highway providing route continuity with its link with Hartland Road to the north. Marshall Road - Silver Lake Road - This road system is an important central northsouth thoroughfare providing residents access to the 1-96 Freeway. It is recommended that Silver Lake Road beprovidedan uninterrupted flow pattern at its junction with Rushton Road. This proposed realignment is shown on the Plan and shoul<;l be checked by the Livingston County Road Commission for its feasibility. Truck circulation from the American Aggregate Corpora ti on property at this intersection shou Id also be assessErd so as to avoid possible conflict with through traffic. These considerations should be taken into account before this section of Silver Lake Road is hard surfaced . - 94 - I • • •I 'I I ' 'I I I I I �Rushton Road - Kensington Road - This road system also provides important north-south continuous traffic flow for Township residents. No route improvements are suggested for these roads. There are three additional proposed major thoroughfares of a north-south orientation. Pleasant Valley Road should become a major thoroughfare due to its interchange with the 1-96 Freeway. Leman Road from M-36 to Eight Mi le Road is recommended as a major thoroughfare to accommodate greater traffic flows and permit better circulation in the proposed industrial area. Also, Dixboro Road is recommended as a major thoroughfare. Although the continuity of this road is interrupted between Ten Mile Road and the C & 0 Railroad, due to Lyon Lake, it has regional significance towards the south. Secondary Thoroughfares Secondary thoroughfares move traffic on a Township-wide basis and act as principal feeder routes to the major thoroughfares , Their main function is to carry large volumes of traffic and as a secondary function to provide access to abutting properties . There are four roads proposed as secondary thoroughfares , Rickett Road is recommended as a secondary thoroughfare to foci Ii tote north-south travel from the proposed high intensity land uses in the southwest portion of the Township to the City of Brighton. It is also recommended that Rickett Road be extended from Winans Lake Road to Spicer Road when development progresses in this area . - 95 - �Spicer Road is recommended as a secondary thoroughfare to improve circulation between the large industrial area in the southwest and the proposed higher density residential area. The Plan indicates an improved intersection of Spicer Road with M-36. Lee Road is suggested as a secondary thoroughfare due to its interchange with U.S. 23. Although Lee Road presently ends in Section 6 of the Township, its future connection with Hamburg Road, a proposed major arterial in Hamburg Township, should be sought. The Plan illustrates this possible future connection to the west of the Township. Fieldcrest Road parallels the east side of U.S. 23 in the same manner as does Whitmore Lake Road on the west side. However, Fieldcrest Road lacks regional continuity and therefore is significant only to Township residents. This road is recommended as a secondary thoroughfare to service abutting property along the Freeway. Fieldcrest Road will be particularly instrumental in the development of the proposed commercial-recreation area. East Shore Road is shown as a secondary thoroughfare. Its present designation is that of a County Primary Road and mainly serves the residents along the eastern side of Whitmore Lake. This road's junction with Nine Mile Road should be improved. Collectors These roads collect traffic within residential neighborhoods and channel it to the major and secondary thoroughfares. Local property access should be only a secondary function of - 96 - I I I I I I I I I II I I I I 'I I I I 1 �collector streets. The roads proposed as collectors include Hammel Road, Bishop Road, Tuthil I and Spicer Road (east side of U.S. 23 Freeway), Silverside Drive, Peer Road and Academy Drive. These roads wil I experience greater traffic columes than other local roads. The remainder of the existing and future road systems would be designated as local streets to provide direct access to abutting property. The movement of traffic is a secondary function and through traffic should be discouraged from using these streets. Suggested standards for local streets (residential subdivision and industrial streets) are given in Table 18. Railroads Green Oak Township is very adequately served by three railroad lines. railroad crossings in the Township also appears ac;lequate. Signalization at the All crossings are either equipped with flashers or half gates with the only exception being the Marshall Road crossing with the G.T.W . Railroad. This crossing only has a standard cross buck warning which should be replaced with better signal iLation. Conclusions The Comprehensive Development Pl an shows an efficient system of roads by function and recommends several route relocations which, if substantially accomplished, will allow for greater ease of movement of people and goods within and through Green Oak Township. The Plan is practical, being based on the existing transportation system and on proposals of the regional agencies having the power to plan and construct new roads . It is hoped that these agencies will give consideration to the Green Oak Township Comprehensive Development Plan when making decisions affecting traffic movement in or near the Township. - 97 - �COMMUNITY FACILITIES PLAN �II II II II II II • Introduction An urbanizing community has constantly recurring needs for new, enlarged and improved community facilities and services. The proper location and size of these facilities results in cost savings and optimum utilization. It is, therefore, to the benefit of the taxpayer and the municipality that a well-planned program for the development of facilities and services is available to public officials involved in the decision making process. This study is an analysis of basic data concerning the existing community facilities of Green Oak Township. It discusses the ability for these facilities to meet current needs. There are also recommendations relative to satisfying the 1990 needs of Township residents. Existing Schools Three separate school districts, Brighton Area Schools, South Lyon Community Schools, and Whitmore Lake Public Schools, occupy portions of Green Oak Township. Each district has unique characteristics which reflect the characteristics of the population contained within its boundaries. Community planners are primarily concerned with the physical aspects of the school system. These include the location of schools, site size and student capacity. Evalu- ation of the public schools attended by Township students will be made on the basis of these physical aspects. - 99 - �Standards To evaluate the adequacy of schools, standards must be applied. The standards used in this report follow the recommendation of the National Education Association, and are summarized in Tab le 19. It was found that the standards used by the three School Districts serving the Township generally coincide with the national standards. The desirable service area for each type of school, as indicated in Table 19, represents the ideal in school location. Present population in the Township as well as within each school district does not warrant schools spaced at these intervals. Bussing is the only feasible way in collecting the area's dispersed students. As the population increases and becomes more concentrated within the Township, the desirable school location standards should be considered. Inventory and Analysis Table 20 indicates the public schools used by Township residents. Only the Hawkins Elementary ( K-5) and the Green Oak School ( K) are .located within the Township. The majority of the Green Oak students attend schools outside the Township. TABLE 19 DESIRABLE SCHOOL STANDARDS GREEN OAK TOWNSHIP, MICHIGAN* School Elementary ( K-5) Intermediate ( 6-8) High School ( 9-12) * Desirable Site Size (Acres) Pupi I Enrollment 5 + 1/100 pupils 15 + 1/100 pupils 25 + 1/100 pupi Is 400 600 700 - 1,000 1, 000 - 2 , 000 Adapted from standards of the National Education Association. - 100 - Desirable Service Area (Walking) 0.5 miles 1.0 miles 2 .0 miles • • • • • • • • •I ,. •I •I I I I I �~ , . ,,. ._,,. ..... ... , . , '~ .. , ~ ,. ,. ~ ... , TABLE 20 PUBLIC SCHOOL FACILITIES SERVING GREEN OAK TOWNSHIP, MICHIGAN-·, Grades Enrollment Estimated Capacity at l 00% Utilization Site Size Acres BRIGHTON AREA SCHOOLS Hawkins Elementary West Elementary Brighton Middle School Brighton High School K-5 K - 5 6 - 8 9 -12 626 518 855 949 560 550 867 867 K-5 6 - 8 9 -12 340 821 880 340 625 l, 200 K l -6 6 -7 8 -12 86 506 233 377 150 600 240 550 40 12 10 52 ~ ~ SOUTH LYON COMMUNITY SCHOOLS South Lyon Elementary South Lyon Junior High School South Lyon High School 7 (" 20 _j 35 WHITMORE LAKE PUBLIC SCHOOLS Green Oak School Spencer Elementary Whitmore Lake Middle School Whitmore Lake High School * Information from school officials representing each school district, 1971. 6 7 J 17 �• Brighton Area Schools 13 . --Township students attend four schools within the school district. These include Hawkins Elementary, located in Green Oak Township, and West Elementary, Brighton Middle School and Brighton Hig;h School located in the City of Brighton . Generally, these schools have reached or exceeded their capacity. Present site sizes are adequate except for the Middle School which only has 10 acres. Hawkins Elementary School is of particular importance to future Township planning since it is located within the Community. This school is in excel lent condition and its site size of 40 acres is more than adequate for elementary school needs. The school contains 17 classrooms and two kindergarten rooms. Additional facilities include a multi-purpose area, library, cafeteria, two hard of hearing rooms and a mentally handicapped room. The estimated capacity of the Hawkins Elementary School is 560 pupils. Three portable units are presently used to help accommodate the 626 students now attending the school. The Brighton Area School District is presently considering the construction of a new elementary school, the renovation of the present high school to permit use as a second middle school and the construction of a new high school. The estimated cost of this bui !ding program is about 11 million dollars. In addition a $500,000 swimming pool is planned. These facilities are badly needed due to the present overcrowding which exists within its School District. 13 Interview with Assistant Superintendent, Brighton Area Schools, November 1970. - 102 - • • • • •I I I I I I I I I I I I I �South Lyon Community Schools 14 .-- Township students attend the Elementary, _lunior High and High School located in the City of South Lyon with the exception of about 15 Township pupils along Dixboro Road which attend the New Hudson Elementary School. The South Lyon Elementary School and Junior High School both occupy a site of 20 ocres which is below standards for a combined site. The Elementary School is presently at capacity with the Junior High over capacity. Mobile classroom units are used at the Junior High School. The High School site of 35 acres is adequate .for this facility. The High School enrollment is presently below this plant's capacity. Currently, there are no definite plans for building a school in Green Oak Township. How- ever, the School District believes that future growth could justify an elementary school in the Township within the next five years. The South Lyon Community School District intends to bui Id future elementary schools on minimum sites of 14 acres with a maximum capacity of 600 pupils. Whitmore Lake Pub Ii c Schools 15 . -- Township students attend four schools within this School District. These include the Green Oak School, located in Green Oak Township, and the Spencer Elementary, Middle School and High School located on the same site in Whitmore Lake . These schools are presently under their maximum capacity and are al I in 14 Interview with Superintendent, South Lyon Community Schools, November 1970. l5 Interview with Superintendent, Whitmore Lake Public Schools, February 1971. - 103 - �good physical condition. The school park (Elementary, Junior High and High School) in · Whitmore Lake has a site of 17 acres with a 35 acre recreation site nearby which appears adequate. The Green Oak School within the Township was built in 1953 and consists of five classrooms. Only kindergarten children attend the school. Consideration should be given to expanding this school fa·cility in the future. This would necessitate increasing the school's present site of six acres to at least ten acres. Also, the plant facility itself would have to be expanded to meet K-5 or 6 requirements. Presently, the only proposed construction under consideration is a gym, an art room and two or three classrooms added to the High School. Existing Recreation Rising family incomes and more leisure time have increased the demand for recreation facilities. Greater space is needed for recreation and open areas, especially within urbanizing communities. Therefore, the provision of open space for recreation is a recog>iized responsibility of government. Standards A variety of recreation facilities should be provided since each age group has its own special • • • • • • • •I I I I I I I I • - 104 - I I �interests. Table 21 indicates the different types of desirable recreation facilities, for whom they are intended, and the various standards for their development. Inventory and Analysis Green Oak Township is unique in that much of its land is devoted to recreation use. Of particular importance is the regional parklands in the community. Additional facilities are also supplied by the School District and ·private parks. The residents of Green Oak Township find their recreational needs satisfied much more readily than residents of other municipalities due to the close proximity of these facilities. Also, many recreation and leisure time activities are often a part of a homeowner's own property and he need not seek other areas. This is particularly true of the owners of lake property. With the emphasis p!aced on recreation within the Township, current needs are well satisfied. The recreation facilities located within Green Oak Township are next described. School District Foci Ii ties 16 area with playground equipment. . -- The Green Oak School contains a small recreation The equipment is used by the kindergarten children. The Hawkins Elementary School also has playground equipment plus basebal I diamonds and a football practice field . This school's 40 acre site allows for ample expansion of future recreation needs. 16 Information from South Lyon Community Schools and Br ighton Area Schools, February 1971. - 105 - �TABLE 21 DESIRABLE RECREATION STANDARDS GREEN OAK TOWNSHIP, MICHIGAN * Recreation Foci Ii ty Acres/I, 000 Population Remarks Desira,b le Site Size (in Acres) Playground These are usually located adjacent to elementary schools to ser~e the entire neighborhood population, especially the pre-school and el.ementary school age groups. 1.5 5 ... 10 Playtield These are usually located adjacent to junior and senior high schools and ore meant to serve the community with active recreation facilities for children of secondary school age (ages 13 to 18). 1.5 15 - 20 Comm1,mi ty Park These are usually located in areas of particular scenic value and are intended as active and passive recreation areas for families. They should include facilities for picnicking pl us active sports such as tennis and swimming. 2.0 25+ a Major Park These are designed for active and passive recreation by large groups and families. Service ar~as for major parks generally overlap municipal boundaries and they ore developed by County, State or Federal bodies or regional authorities. 5.0 * a 100+ Adapted from standards by the National Recreation Association. Smaller community parks may be warranted, when having a passive recreation or scenic function. - 106 - • • • • • • • • • • • • • • •• • • �Island Lake Recreation Area 17 . --This large State recreation area presently has about 3,400 acres of land in public ownership, the majority of which is in Green Oak Township. The Huron River winds through the park and is a popular attraction. The park has excellent facilities such as stores, two campgrounds (rustic and organizational camping), picnic sites, ball diamonds and tennis courts, and two bathhouses and beaches. Boats and canoes are also available for rental at the Kent Lake Unit. The park area is well adapted to picnicking, hiking, nature study and scenic tour activity. An outdoor center, which includes 14 cabins, large dining hall, and modern facilities is located in a secluded portion of the park. Huron-Clinton Metropolitan Authority Lands . --This area, known as the Ore Lake Lands, is located to the west of U.S. 23 in the central portion of the Township. Presently, the land is unimproved for recreation use. The site, which encompasses the Huron River, is easily accessible from the Si Iver Lake Road - U.S. 23 Interchange. Future pork development of this site is anticipated by the Huron-Clinton Metropolitan Authority . Other Recreation Foci lities 18 . -- Green Oak Township has additional recreo ti on facilities which are provided by public and private concerns . These facilities are as follows: 17 18 Michigan Department of Conservation, A Comprehensive Planning Study of Island Lake Recreation Area, Lansing, Michigan: June 1968. Interview with Supervisor, Green Oak Township, Michigan: - 107 - November 1970. �1. Sokol Camp 2. Upper Peninsula Club 3. Dibrova Ukranian Park 4. Kyjiv Estate Inc . Park 5. Whitmore Lake Rod and Gun Club 6. U .F. W. Park 7. W. J. Maxey Training School 8. St. Benedicts Seminary 9. Private Subdivision Parks These facilities provide recreation for a certain segment of the population and tend to supplement public facilities. Existing Fire Protection It is a great responsibility of a municipality to protect its citizens and investments from fire damage . The adequacy of fire protection not only affects the degree of safety which is provided but also has a direct relation to property insurance rates in the community. Standards The National Board of Fire Underwriters has provided standards for the desirable service radius of fire stations • These standards are presented in Tab Ie 22. - 108 - • • • • • • • • • • • • • • • • • •I �L EE • 6 A MALTBY I'I c::i . Q:: B 1111 ~""~;.,•= :::i,,gi@',, i1~Rft RVATION II 7 t ss,,,,..,,,. ~~,,,,,l<..,,.,~"'" ~·A EA ~~{,:1c:.. 4 . ·. ~ "\ I 12 , A~ K -1 1 ~ - ,, I\,. I I I ~ t->- I ~ y ~T I I- z ::, 0 15 / ~ I 16 14 ;1 TWELVE I I Milt ~·~ ; RD. 1·1 u0 , 1 z <l: _..J 1 I u / )\ ~ I 0 Ii ~ 24 Q:: 4J ~ MILE 2 ~ ~ RDS 30 D M-36 34 35 < RD. EIGHT 36 ~11 2 -------, EIGHT N O R T H FIELD t. Cl ' :i:: V) ::::, MILE TOWN;;IP\ ~\ WAS HTENAW FACILITIES COMMUNITY ElllSTIIIB • ~ .. ■ ~ 0 900 1800 2700 3 6 00 8ASf M JI.P SOURCE ROCKFORD MAPS ,1961 • A N O AERIAL PHOTOGR A PHS , 1965 tl 1970 * C OU N TY 1990 PLAN PROPOSED 0 ELEMENTARY A MIDDLE SCHOOL ~ ~ ** c::i I RD. Q:: I I LIVINGSTON -----------=•-•---=--~-~-.. SCHOOL REGIONAL RECREATION IMPOUNDMENT ( Island Lake Recreation Areo ) SEMI-PUBLIC OR PRIVATE RECREATION * * CIVIC CENTER D FIRE STATION -0- POLICE STATION * 1 2 3 TO BE VACATED SCHOOL DISTRICT BOUNDARIES BRIGHTON AREA SCHOOLS SOUTH LYON COMMUNITY SCHOOLS WHITMORE LAKE PUBLIC SCHOOLS PLANNING STUDY UNITS LIBRARY SEWAGE TREATMENT PLANT November, 1971 GREEN OAK LIVINGSTON TOWNSHIP COUNTY, MICHIGAN 3 �' ' '• • ''-I -~ ~ ,' TABLE 22 FIRE COMPANY DISTRIBUTION STANDARDS GREEN OAK TOWNSHIP, MICHIGAN* Optimum Service Radius in Miles from Engine, Hose or Engine-Ladder Company District and Required Fire Flow High-Value District (Commercial, Industrial, Institutional) 3/4 Residential District: Where there are buildings in the district three or more stories in height, including tenement houses, apartments or hote Is. 1-1/2 Same as above, but where the I ife hazard is above normal. * For bui Id ings having an average separation of less than 100 feet. 2 For buildings having an average separation of 100 feet or more. 4 American Insurance Association (National Board of Fire Underwriters), Fire Department Standards -- Distribution of Companies and Response to Alarms, Special Interest Bulletin No. 315, January 1963. The service radius of a fire station is influenced by time-distance factors dependent upon the highway network. An efficient transportation system will tend to expand the recommended fire coverage area, whereas a congested system will tend to decrease maximum area coverage. - 109 - �Inventory and Analysis 19 Green Oak Township has one fire hall located on Fieldcrest Road, north of Silver Lake Road. The fire hall was constructed in 1969 and has three bays. Its facilities are in excel lent condition. The Township Fire Department presently consists of 25 volunteer members of which 21 are active. Nine monitors ( red phones) are located in the area which immediately relay fire alarms. Six of these phones are in private homes, one phone in the fire hal I, one phone in a gas station on Lee Road and one phone in a roller rink in Brighton. the Fire Department has five CB radios. In addition, One radio is located in the fire hall, the other four will be installed in the fire fighting rigs. Equipment of the Township Fire Department is ckscribed below: John Bean High Pressure Pumper - 750 gal Ions - especially designed for rural fires - 1971 - excellent condition. International Tanker - 1,640 gallons - 1962 - good condition. G~M.C. Pumper - 1,500 gallons - 1952 - needs extensive repair. l Ward Lafrance Pumper - 1,275 gallons - 40 gallon foam capacity - on loan from the State since Township has large amount of State-owned land 1954 - good condition. Jeep - 180 gal Ions - on loan from State - equipped to fight grass fires 1963 - good condition. 4 Private pickup trucks - 250 gallons - used for grass fires. 19 Interview with Fire Chief, Green Oak Township, Michigan, April 1971. - 110 - �The Township Fire Hall houses all this equipment with the exception of the G.M.C. pumper which is in storage. The four private trucks are located at various locations in the Township. The Department equipment is adequate for present conditions. The Township also has agreements with the City of Brighton, the City of South Lyon, Northfield Township (Whitmore Lake) and Hamburg Township for fire fighting assistance. Green Oak Township is also a member of the Tri-County Fire Protection Association. The Michigan Inspection Bureau rates most municipalities in the State on a ten point scale as to their adequacy of fire protection. Fire insurance rates are determined, based on this evaluation. Those communities with a rate of two pay the lowest fire insurance rates ( no one rating is given), and those with a rate of ten pay the highest insurance rates. The classification is based on a number of factors, including the distance from the fire station, availability of water, number of permanent employed firemen and other variables. Green Oak Township has a classification of ten. A great majority of the fires which occur in the Township are located along Grand River Road between U.S. 23 and Kensington Road. In particular, these fires are concentrated in the subdivisions around Fonda Lake, Island Lake, and Briggs Lake. The homes in this general area were bui It many years ago which increases their fire hazard potential. This area is geographically isolated from other parts of the Township because of the road network. The Township Fire Department's response to these fires is much longer than for other parts of the - 111 - �Township due to the lack of direct route access. The Fire Department is presently con- sidering a substation near this hazard area to alleviate the problem. Presently, fire protection for the Township is adequate with the exception of the above mentioned isolated area. The Land Use Plan for Green Oak Township indicates potential areas of high value development (Commercial or Industrial). The one existing station would be unable to adequately protect these potential areas of growth. Future fire pro- tection coverage is discussed in the Community Facilities Plan. Pol ice Protection Police protection and law enforcement is another vital service that municipal government must provide. It is of great importance that adequate police protection is available in a community, especially if that community has high value industrial and commercial establishments requiring protection and highways carrying higL volumes of traffic that must be patrolled. Standards No set standards for police protection are given because of the high number of variables that affect a police department (e.g., crime rate, amount and type of roads that must be patrolled). Therefore, various factors affecting police protection in each community must be weighed. - 112 - • •II II II I •I I I I I �' ' ' ' '-~ ," p Inventory and Analysis 21 Green Oak Township has a Police Department with two full-time officers, three part-time men and 15 auxiliary men. The three part-time men are used on weekends only. Present police headquarters are located in the Township Hall on Silver Lake Road. The Department has one patrol car equipped with a State Police Radio. Another patrol car is presently on order. The Township Hall also is equipped with a State Police Radio. The Michigan State Police Department (Brighton Post) is located adjacent to the northern border of the Township on Grand River Road. They are on cal I if necessary. The Livingston County SheriH's Department is also on call if the need arises. The recently expanded Township Police Department is adequate for the present Township popl./lation. However, there is a need for more room for their operations than presently available ot the Town~hip Hal I. Current problems in the Township include enforcing of hunting restrictions, and 11 run-away 11 boys from the Maxey School. As with fire protection, increased development of Township land in high value uses will necessitate greater police protection. Also, increased development and use of public recreation lands in the Township wi 11 place increased demands for weekend law enforcement. Recommendation on police protection for the Township will be made in the Community Facilities Plan. 21 Information from Supervisor and Police Chi~f, Green Oak Township, Michigan, November 1970 and Apri I 1971 . - 113- �Library Fae i Ii ti es Library foci I ities have an important place in the culture of a municipality. A I ibrary provides an informational source for everyone in the ·community, including private citizens and cultural and educational organizations. Standards The American Public Health Association has recommended that one branch library be provided for each 25,000 population in a community. A library should be located within reasonable proximity of residential ·areas so that a sizable number of children and adults will be within walking distance. Inventory and Analysis 22 At present, there is no permanent I ibrary located within Green Oak Township. Township residents use library facilities located in the City of Brighton and the City of South Lyon. There is no charge to Green Oak residents for these services. lhe libraries in the City of Brighton and the City of South Lyon are both members of the Washtenaw County Library System. The Brighton Library maintains a stock of over 10,000 volumes and has an average circulation of about 3,500 to 4,000 books per month. The 22 Information from Librarian, Brighton Library, Brighton, Michigan: April 1971 and Librarian, South Lyon Library, South Lyon, Michigan: Apri I 1971. - 114 - • • • •II •II • • • • • • • �South Lyon Library has an inventory of about 15,000 to 18,000 books and an average circulation of about 3, 100 books per month. Use of library facilities by Green Oak Township residents was considered to be very good by both libraries . It is estimated that these library facilities will continue to meet the needs of Green Oak Township citizens for some time. The eventual creation of a Township library will be discussed in the Community Facilities Plan. Local Administration Administration buildings are very frequently focal points within a community. Many of the local transactions, as well as pl,lblic meetings, are carried on in these buildings. As development increases, the administrative structure must expand to meet increased demands for effective and efficient government. Stcmdards The determination of the location for administrative offices depends a great deal on the particular community. Of primary importance is general accessibility to the public. In a community the size of Green Oak Township with a population that is distributed throughout the area, it is desirable to group administrative functions in one area, commonly called a civic center. - 115 - �Inventory and Analysis 23 The Green Oak Township Hall is located 011 the north side of Silver Lake Road and is approximately in the geographic center of the Township. The original building was constructed in 1856 and is presently used as a public meeting room. Kitchen and lavatory facilities were added to the main building in 1950. The present office space 'M:IS completed in 1968. The Township Hall's office space is used by the Supervisor, Clerk and Treasurer. The Police Department also utilizes office space. Generally, office space is adequate, but there appears to be a need for separate foci I ities for the Supervisor and Police Chief. There are no immediate plans for expansion of the administrative offices. As population increases in Green Oak Township, it will be necessary to increase the administrative space. Therefore, on a long range basis, space within the present building will not be sufficient. Recommendations for an eventual new administrative center are in- cluded in the Community Facilities Plan. Utilities Water and sewer facilities are strong inducements to all types of development within a municipality. Before concentrated development occurs, utility systems of this nature 23 Information from Supervisor, Green Oak Township, Michigan, November 1970. II - 116 - • �•J • '-~ ''~ ' mtJst be provided . Water Existing Sources.--At the present time all the water supply of Green Oak Township is from wells. All the wells are private with the exception of three Township wells which service the Saxony Subdivision . The Maxey Training School has a private !ocalized system. Water resources in the glacial deposits underlying Green Oak Township are good. Potential Foci I ities. -- Current plans of the Detroit Metro Water Department do not include Green Oak Township. 24 However, if sufficient demand for water was generated in an outlying area such as the Township, then water could be provided. There are two existing water transmission mains lying to the east of Green Oak Township. One water main is on Eight Mi le Road and ends at Sheldon Road in the center of Northvi I le. The other is on Fourteen Mi le Road at Newburgh Road. This main services, at the present, is in the eastern ha If of Novi. Wixom is now negotiating with the Detroit Metro Water Department for water services. 24 Interview with Engineer, Detroit Metro Water Department, (Detroit, Michigan: March 1971 ) • - 117 - �The Detroit Metro Water Department's construction plans for 1972 to 1980 include a proposed storage reservoir, repumping and booster station on the west side of Wrxom. A 96 inch transmission main is also proposed which would run north and south from this station. It would appear feasible that upon completion of this facility, Green Oak Town- ship could be served with water if there was enough development along a proposed transmission line extension to justify water service. Another possibility for water service has been proposed by Livingston County. 25 This ; Plan envisions the extension of existing facilities to include larger service areas. The proposed Brighton, Chain of Lakes, and Whitmore Lake Service areas would include portions of Green Oak Township. The extension of water service from the City of South Lyon is also possible. Sewers Existing Foci lities. -- Individual septic tanks are currently used by the majority of homes in Green Oak Township. Only the east and west side of Whitmore Lake is served by a municipal system as is the Maxey Training School. This sewage is treated at a modern plant located in Section 31 of Green Oak Township which is owned and operated by Northfield Township. 26 It is a trickling filter plant, built in 1964 with an installed capacity of 250,000 gallons per day. 25 26 • •I I I I I I Commonwealth Associates, Inc., Comprehensive Area Wide Water and Sewer Plan, Livingston County, Michigan (Jackson, Michigan: 1969). Ibid. - 118 - I �'• • • • • •J -~ ~ ' ' Potential Facilities The Livingston County Sewer Plan proposes the extension of existing sewage foci I ities and the construction of various lagoon systems. with the proposed water service areas. The service areas of these foci lities coincide Extension of the present sewage facilities from the City of South Lyon is also possible . Another possibility is the provision of sewage foci lities on an area basis. SELCOG ( Southeast Livingsh;:>n County Counci I of Governments) is presently studying sol id waste needs of their area. The SELCOG area consists of the City of Brighton, Ge11oa, Hamburg and Green Oak Townships. The provision of sewage facilities on an area basis would lessen the cost to the individual municipalities. Community Facilities Plan The Commcmity Facilities Plan is based on the long-range needs of Green Oak Township residents for public facilities . Adequate and efficient community facilities affect the growth potential of a municipality in that they attract population and investment by providing services to its people and greater security for developers. Previous studies by the Toymship Planning Commission and the Planning Consultant were needed as a basis for the Community Facilities Plan. The Population Study projected the 1990 Township population to 22,000 persons. analyzed earlier in this report. Existing public facilities serving Township residents were Utilizing the standards for public facilities, the need for - 119 - �additional services is determined for the expected 1990 Township population. The location of these facilities is directly related to the Land Use Plan which directs growth so that the population will be concentrated within the Township. This allows a more efficient system of public facilities to be developed. The Community Facilities Plan, Map 3, shows the existing public facilities .in the Township and indicates the general location of public facilities needed by 1990. Public officials hove the opportunity to purchase or reserve land in these areas before the need occurs and the price of land increases. Planning Study Units The Community Facilities Plan is based upon a delineation of the Township into planning study units, each of which has been analyzed as to future population characteristics and specific facility needs. The planning study units basically include those areas shown on the Land Use Pion as low, medium, and high density residential uses. Eight planning study units are delineated in the Community Facilities Plan, as indicated on Map 3. The boundaries of each unit are influe~ced by existing school district boundaries, existing and proposed road networks, and existing planned non-residential uses. Since the expected 1990population of Green Oak Township does not represent the population at total development, the planning study units are flexible and may be adjusted as changes in land development warrant. Community facil _ities planning has, therefore, been accomplished with consideration given to further subdividing of the planning study units if necessary. II - 120 - II II �I • • • ' ' '-II • ,' Public control over fvture neighborhoods is primarily effectuated through subdivision regulations which do not provide a direct means for developing neighborhood areas, they are quite adequate in encouraging such growth in most instances. Responsible subdividers realize that a good neighborhood environment with adequate community services has values that can be measured in dollars and cents. School Plan The objectives of the School Plan ore to indicate the general location and sizes of schools necessary to serve the educational needs of the expected 1990 population of Green Oak Township. The Plan uses the d!;lsirable school standards presented earlier in this report and indicates individual school district standards. Expected School Population and School Needs The estimated number of students for the Township was computed based on the expected 1990 Township population. Of this population, approximately 30 per cent or about 6,000 persons can be expected to att~nd sch9ol. 27 It is estimated that 3, 102 persons or about 47 per cent of the total school popvlation will be in elementary schools (K - 5); about 1,518 persons or about 23 per cent of the population will be junior high or middle school pupils (6 - 8); and about l, 980 persons or about 30 per cent wi 11 be of high school age. These figures represent the total projected school population in Green Oak Township by 1990 based on a K 5 - 3 - 4 school plan. The probable attendance of some of these children in parochial schools such as St. Patricks in the City of Brighton is not considered, owing to the difficulty of determining suc;:h an estimate for privately operated schools. 27 TALUS Data modified by Brighton School Surveys, 1970. - 121 - �Based on the expected 1990 school population by grade distribution, Green Oak Township could support six elementary schqols, two middle schools and one high school. However, the Township is divided by three school districts which directly influences school location decisions. The service areas of these school districts and the probable 1990 population distribution within them in relation to the expected 1990 Township population distribution is considered in the final assessment of Green Oak school needs. Criteria for School Location Efficiency, safety and economy in transportation are important criteria in determining the proper location for a prospective school. If population is sufficiently concentrated, elementary schools may best be located in the center of a neighborhood unit rather than on a major road. This would aliow children to walk to school without crossing a major road. However, the topography of the Township and the anticipated residential densities will dictate a continued dependence on bussing. Therefore, elementary school locations with the Township are best situated near paved secondary roads. For secondary schools (middle or hi_g h) centrality to the population served is important since bussing costs are reduced. Due to the dependence on vehicular transportation, secondary schools are best located on major roads. The location of schools in Green Oak Township is based on the recommendations of Land Use and Trafficway Plans. Whitmore Lake Public Schools Only one planning study unit is included in this school district. This basically incorporates that area around Whitmore Lake. The area to the west of U.S. 23 which is within the - 122 - �school district boundary is generally shown as industrial on the Comprehensive Development Plan and therefore is not included for school foci lity planning. Elementary School R~commendations -- The existing Green Oak School (K) should be expanded to accommodate elementary school needs .for the west side of the Whitmore Lake area. An additional elementary school located near East Shore and Seven Mile Roads in Northfield Township could be built to service the east side of Whitmore Lake if the 1990 population so dictates. Middle School and High School Recommendations -- Expected 1990 Township population in the Whitmore Lake Public School district would not warrant an individual middle school or high school. The present Whitmore Lake Middle School and High School location wi II adequately meet Township needs. Brighton Area Schools Five planning study units are included in this school district. Two planning study units are located on the west side of U. S . 23 with three planning study units located on the east side of this Freeway. Green Oak Township lies in the south central and southeast portion of th is Schoo I District. Elementary School Recommendations -- The continued utilization of the Hawkins Elementary School plus the construction of two new elementary schools should fulfill the needs of the Township's 1990 population in this school district. - 123 - �The planning study unit in which the Hawkins Elementary School is located could actually warrant two elementary schools if the area was fully developed. This is dependent upon ful I residential development of the Fisher property which comprises a major porf-ion of land in this study unit. If such development did occur, an elementary school would be necessary as part of this development. The planning study unit which incorporates the land between Spicer and Winans Lake Road on the west side of the U. S. 23 Freeway is planned for medium and high residential uses. Upon ful I development of this area in such land uses, an elementary school could be supported. The planning study unit, however, conflicts with the Brighton areo schools and Whitmore Lake Public School boundaries. A slight change in this boundary may be necessary dependent on school bussing economics. The Community Facilities Plan indicates a Rroposed elementary school on Musch Road. The Tri-Lake (Fonda, Island, and Briggs Lake) planning study unit could not support an elementary school by itself. Therefore, an elementary school is not proposed for this area. It is suggested that the children from the Tri -Lake area continue to attend the Hawkins Elementary School or a possible new elementary school in Brighton Township near Pleasant Valley Road. The planning study unit between Nine Mile Road and Silver Lake Road to the east of the U. S. 23 Freeway could support an elementary school by 1990. This school would also serve the planning study unit enclosed by Bishop Road and homes in the northeast portion - 124 - • • •II �' ' ' ' '-II -II ' ' of the Township. The proposed elementary school is shown on the P Ian with an intended location near Silver Lake Road and Marshall Road. Middle School and High School Recommendations -- It is suggested that the 40 acre site of the Howkins School include a new middle school. The expected middle school population around the Ore Lake area in Hamburg Township could support such a facility by 1990. The present 40 acre site could accommodate both schools based on National and Brighton Area School District standar.d s. The expected 1990 high school population of <;;reen Oak Township within the Brighton School Dis~rict could not solely support a high school. The location of a new high school within the school district will be based on centrality to population concentrations. Due to the location of Green Oak Township within the school district and the fragmentation of Township residential area~, it would appear doubtful that a future high school would be located in the Township. Therefore, 1990 Township High School needs will probably be met by the high school within the City of Brighton or a new high school located in an adjoining area such as Brighton Township. South Lyon Community Schools Two planning study units are located in the South Lyon Community School Disrrict. One planning study unit includes Sections 22 and 27 and the west half on Section 23 and 26. The other planning unit includes Sections 24 and 25, and the east half of Sections 23 and 26. - 125 - �Elementary School Recommendations -- By 1990, the expected elementary s_chool population in Green Oak Township in the South Lyon School District could support two elementary schools. The first elementary school could be built near Ten Mile Road and Rushton Road. This school would service the existing population concentrations around the lakes in the central portion of the Township and would be ideally located in relation to the remainder of the South Lyon S~hool District ·population in the Township. As population increased within the area, another elementary school cou Id be supported. This elementary school is shown off of Peer Road and north of Ten Mile Road as a possible future site. Middle School and High School Recommendations -- The South Lyon Community School District incorporates a large area. Green Oak Township only occupies a sma1.I western portion of the School District. The present middle school and high school are within a half mile from the l'ownship boundary. It is anticipated that the present middle school and high school facilities located in the City of South Lyon will continue to serve Green Oak Township students by 1990 . . Elementary School Site Standards New elementary schools ar~roposed for the Brighton School District and the South Lyon School District. The Brighton Area School District presently uses the site standards of ten acres plus one acre for each 100 pupi Is. Minimum and maximum enrollments range from 500 to 550 pupils. Therefore, site construction would require about 15 acres for an elementary school. The South Lyon Community School District - 126 - �has a minimum standard of eight acres plus an additional acre for each 100 pupi Is of predicted maximum enrollment. Thus, the minimum site sjze for an elementary school of 600 pupi Is would be 14 acres. The maximum capacity for any future elementary school in the South Lyon District is set at 600. It is suggested that the bui Iding of these new elementary schools in the Township by 1990 be in conjunction with recreation areas. By developing the school and recreation area together with each other, the school may assume the additional role of a neighborhood recreation center. The recreation facilities would then be available as school play areas and as neighborhood recreation areas after school hours and during summer months as a joint school-community effort. The combined sites eliminate the duplication of expensive recreation areas and facilities, while encouraging joint participation meeting neighborhood needs. An elementary school-park concept would require a site of J 5 acres and include both active and passive types of recreation. This site requirement of such a complex coincides with both School District standards for an elementary school . Recreation Plan Public attitudes towards the provision of recreational facilities have undergone considerable change in the last few decades. Due to the pressures or urbanization, more leisure time for workers, and a generally higher standard of living, citizens have come to demand and expect more recreational activities. These factors are also heavily influential in the - 127 - �residential development around many of the Township's lakes and expansion of public recreation areas. Since recreation is integral to the type of living that most Township residents enjoy, no major expansion in recreation areas are proposed. The Community Facilities Plan, therefore, recommends the current facilities be kept as part of the recreation scheme. However, Map 3 does indicate the proposed impoundment of the Huron River in the Island Lake Recreation Area and the additional land acquisition required to round out the Park boundary. Also, it is urged that active and passive recreation areas be provided in an elementary school - park concept for proposed elementary schools in the Township. Fi re Protec ti on Pl an Fire protection affects the safety of the residents as well as their fire insurance rates. The service radius of a fire station is important in providing good fire protection. The service radius of the Township's present station could not efficiently cover the extent and type of development planned by 1990. Therefore, three additional fire stations are recommended to provide adequate fire protection for the Township. The existing fire station and the three proposed foci lities are located on Map 3. The existing fire station, located on Fieldcrest Road north of Silver Lake Road, should adequately service the central portion of Green Oak Township by 1990 . Its service - 128 - I I I I I I I I I I I I �' ' ' ' ' ' ''-~ p area would include the nearby proposed commercial - recreation area, the higher intensity commercial and residential uses adjoining the Silver Lake Road Interchange and the majority of the low density residential uses to the northwest and southeast of this station. The Land Use Plan proposes additional development of commercial, industrial and multiple housing uses in the remainder of the Township. To service these uses, as well as sections of residential development, three additional fire stations are proposed. These three proposed stqtions are located on Map 3. The proposed fire station locations are related to degree of high value development, according to the Land Use Plan, efficient transportation means according to the Trafficway Plan, and current area coverage problems of the existing fire station. The need for these three stations is described below: a) Proposed Fire Station #2 - This fire station should be constructed first and located near Grand River Road and Pleasant Valley Road. This station would be ideally situated to service the area between Grand River Road and the 1-96 Freeway which is physically isolated from Green Oak Township and Brighton Township. This area presently contains Tri-Lake residential area, industrial ·~ses, apartments, commercial uses, and a hospital. Proposed future uses include the expansion of industrial uses along Grand River Road and the expansion of multiple uses around Woodruff Lake. - 129 - �Also, the Island Lake Recreation Area to the south could be served by the station as could future residential subdivisions north of the 1-96 Freeway. It is suggested that the station be a joint venture between Green Oak and Brighton Townships. The station should also be located near Pleasant Valley Road which is central to this isolated area and provides access across the 1-96 Freeway to the north. b) Proposed Fire Station #3 - This fire station should be built when needed based on degree of development in its service area. The location of this station is suggested on Nine Mile Road near the U.S. 23 Freeway Interchange. This proposed station would basically protect the planned industrial area in the southwest portion of the Township and the Whitmore Lake residential area. The station would also aid in the protection of the higher intensity uses between Spicer Road and Winans Lake Road and residential uses to the east of the U.S. 23 Freeway. c) Proposed Fire Station #4 - This fire station is suggested near the intersection of Ten Mile Road and Rushton Road. This station would basically cover the eastern portion of the Township which is presently served by the City of South Lyon Fire Department. Again, the construction of this station would depend upon the degree of development in its service area. The three additional fire stations would be able to provide Green Oak Township with - 130 - ■ ■ I I I •I I I �complete "in-house 11 fire coverage by 1990. However, the cost of present agreements with adjoining communities for fire protection service must be carefully weighed against costs of new Township fire station construction. Also, the building of additional fire stations and more fire fighting equipment will not in itself substantially lower the Township's fire insurance rating. The provision of municipal water and area coverage with fire hydrants is necessary before the insurance rates are greatly improved. Police Protection Plan Green Oak Township presently has its own police force. Due to the expected influence of high value residential, commercial, industrial and regional parkland development by 1990, the Township's police force will need further expcnsion. Such expansion will require facilities over and above those now provided at the present Township Hall. It is suggested that police facilities be provided as part of the proposed Township Civic Center which will be discussed later in this report. Police facilities would require a site of at least two acres so that additional facilities could be provided when necessary. Library Plan Libraries play an important role in a community and their proper site location is important if they are to adequately perform their function. Presently, residents of Green Oak Town- ship utilize libraries located in the City of Brighton and the City of South Lyon. It is suggested that, when the Township population reaches the 22,000 people expected by 1990, library facilities should be provided by the Township. - 131 - �A member library of the Washtenaw County Library System is recommended to serve the residents of Green Oak Township. Such a facility should be centrally located within the community so as to be readily accessible to al I residents. It is suggested that provision be made at the site of the proposed Township Civic Center for an eventual inclusion of a member library. This library location would be within reasonable proximity to higher density residential development anticipated for the Township. Also, the location is at a major highway intersection (Silver Lake Road Interchange) thereby providing easy access by automobile. The site should provide adequate off-street parking, either separate or in conjunction with the administrative functions of the Civic Center. Local Administration Plan The analysis of the present Township Hall earlier in this report indicated an increasing need for governmental office space within the Township. Considering the extent of the Township's land areas and relatively small population, it is recommended that eventual new administrative offices to serve Township residents be grouped in a central location near the U.S. 23 Freeway. The Plan recommends that a site on Si Iver Lake Road adj a cent the U.S. 23 Freeway Interchange be set aside for a Civic Center. This center should include administrative offices, an assembly hall, meeting rooms, a police station and a library. A site of at least ten acres is suggested for the Township Civic Center. The proposed site, as shown on Map 3, is presently under Catholic ownership . The site offers the aesthetic advantage - 132 - I I I ■ ■ ■ �of the Huron River. Since the Civic Center should present a positive three dimensional image to residents and visitors, the arrangements of buildings and landscaping in relation to the natural river development should be carefully analyzed prior to the construction of the Civic Center. Utilities Plan The primary concern with the provision of utilities in a developing community is that they typically function as a catalyst to land development. When municipal water and sewers are provided, the intensity of development increases since land can be used more intensively. Therefore, municipal water and sewer systems can be used to direct growth in a community. The provision of municipal sewer and water foci Ii ties is presently in the study stage as concerns Green Oak Township. The answer to any specific utility system will depend largely upon the result of the current studies. Long-range planning of these major utilities is as important for the Township as the planning for schools, industrial areas, and commer~ial areas. It is recommended that provision of future utility systems in the Township be based on the Land Use Plan as to areas of priority. These priority areas are as follows: l. Existing lake property development. 2. Extensive high intensity development (industrial, commercia I and medium and high density residential uses). 3. Low density residential development. - 133 - �The priority of areas for water and sewer facilities as generally outlined above should be undertaken _to properly channel growth in the Township. The orderly admittance of these . facilities into a community physically limits and directs growth and can therefore be used as an effective tool in overall community development. Conclusions The Community Facilities Plan has outlined the type and extent of community facilities desired to properly service the residents of Green Oak Township. Good community facilities enhance a community and raise its standards of I iving as wel I as provide greater security to investors in the community. The Plan is based on future anticipated population requirements; therefore, not all of the proposals must be immediately e'ffectuated, but may be programmed to coincide with fiscal ability and future need. It is recommended, however, that land requirements be met by purchase or options as soon as possible to assure low purchase prices and availability. With careful planning and capital programming and the cooperation of the various departments of government and the public, the community facilities needed by Green Oak Township may be provided to the extent and in the locations desirable for optimum efficiency in use and operation. - 134 - • • • •I �COMPREHENSIVE DEVELOPMENT PLAN �Comprehensive Development Pion The individual plans of the Comprehensive Development Plan (e.g . , the Land Use Plan, the Trqfficway Plan, and the Community Facilities Plan) have been related to each other after preliminary study and review. They have been integrated into one plan as illustrated on Map 4, entitled Comprehensive Development Pion. As has been discussed previously, the recommendations of the Comprehensive Development Pion are of a long-range, general and flexible nature. Changing population and economic conditions wi 11 affect recommend~tions if the individual plan elements, which in turn will affect the Comprehensive Development Plan. - 135 - �)::i){{\f\/···•i: :: 35 '-·-,j=it·.......; "-~ Ir WWW I 56"7( NORTHFIELD I -- ·- - MILE RO ' ~ 36 ' TOWNSHIP\ TOWNSHIP\ ~· .... ~_,' ON WASHTENAW ...• * ** RURAL ESTATE - AGRICULTURAL LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL OFFICE COMMERCIAL RECREATION -· COMMERCIAL RETAIL ~ SC ALE ~ 900 1100 2700 INDUSTRIAL ELEMENTARY FREEWAY MIDDLE SCHOOL MAJOR THOROUGHFARE LIBRARY CIVIC SECONDARY THOROUGHFARE ... ,.,.,.,... COLLECTOR • CENTER FIRE STATION POLICE STATION FREEWAY INTER CHANGE - • - • - EXTRACTIVE ~~ REGIONAL PARKLAND F' E ET ,,oo IASf MAP sou1tc:c · IIOCICf"OltO MAPS ,19 &1 ANO A£111AL PHOTOGIIAPKS,1941!1 II 1970. COMPREHENSIVE PARKINS/ROGERS & ASSOCIATES/INC. planning & urban renewal consultants 01 ~ SCHOOL 1· . SSWN I y i COUNTY DETROIT DEVELOPMENT GREEN PLAN OAK LIVINGSTON November, 1971 TOWNSHIP COUNTY, MICHIGAN 4 �', J J J I r r r r r r r r r r r APPENDIX �Dear Resident of Green Oak Township: The Township of Gr~en Oak Planning Commission is in the process of conducting planning sh ,dies which will lead to the preparation of a Township Master Plan governing future development of Green Oak Township. In order to assist us in making a determination of the growth potential of Gree·· Oak Township , we need to know certain information which is not readily available to us. ' ' 'IJ You, the present residents of Green Oak Township, con assist us greatly by answering the questions contained in this questionnaire. Your assistance in this regcrd will indirectly benefit you because it will help us come to a more rational and objective conclusion as to the growth potential of Green Oak Township. The School District is cooperating in this survey and this information will be of value to it. This information will help to develop a reasonable future land use plan and consequently enable the Township to plan in advance for necessary improvements and possible expansion of school foci lities. Ill Ill Ill Return to one of two places: I. Public School 2. Green Oak Township Hall Sincerely yours, /17~/3~ Marjorie Berz, Recording Secretary , , Ill J , , , , , Sta pl~ Staple �GREEN OAK TOWNSHIP (To be Filled in by Head of Household) 1. DO YOU LIVE IN GREEN OAK TOWNSHIP? 2. EMPLOYMENT: Yes No FAMILY ANNUAL INCOME RANGE: Under 5,000 9,001 Over Full Time Port Time Unemploy~d Retired 3. 6, 7. PLACE OF EMPLOYMENT: (Choose that which most closely describes your place of employment.) Convenience to work Desi re for rura I environment Place for retirement Good place to raise family Low taxes Original Homestead Housing Availability Good schools Livingston County (e.g., Brighton Howell, Fowlerville, Hartland, etc, ) Washtenaw County (e.g., Ann Arbor, Ypsi Ianti, etc,) 8. Under 5 years old Between 5 and 13 Between 14 and 17 Detroit 9. Lansing Area Other (Name) DISTANCE FROM PLACE OF EMPLOYMENT: 0- 6miles 7-12miles 13 - 20 miles 21 - 30 miles 31 - 50 miles Over 50 miles 5. 10. () () ( ) () () ( ) () () () () () () ,. ,. () ( ) () I CONSIDER THE FOLLOWING MATTERS TO BE OF MOST IMPORTANCE. NUMBER IN ORDER Of IMPORTANCE (1, 2, 3, etc.) WHAT KINDS OF DEVELOPMENT POLICY WOULD YOU LIKE TO SEE THE TOWNSHIP FOLLOW: NUMBER IN ORDER OF IMPORTANCE (1,2,3, etc.) Don't care Part-Time -- () Male Female Between 18 and 44 Between 45 end 64 65 and over Encourage business and industry in planned centers Encourage a balance of residential growth with business and industry Desire the Township ta develop as a residential community primarily TYPE OF OCCUPATION: Full-Time Female Air and Water Pollution Control Availability af Public Source af Water Public Sewage Treatment Garage and Refuse Col Iecti on and Di sposa I Qua Ii ty Rood System throughout Township Preservation of Open Space for Future Park and Recreation Areas Quality Schaal Buildings and Teaching Staff · Preserve Pub Ii c Access to Bodi es of Water in the Township Macomb County (e.g., G.M. Tech Center, Warren, Sterling Heights, etc.) 4. HOW MANY PERSONS OF THE FOLLOWING AGE LIVE IN YOUR HOUSE? Male Oakland County (e.g., Pontiac, Southfield, Wixom, Novi, Farmington, S. Lyon, New Hudson, etc.) Wayne County (e.g., Livonia, Westland, Dearborn, etc.) 5,000 9,000 15,000 15,000 WHY DID YOU CHOOSE TO LIVE IN GREEN OAK TOWNSHIP? (Choose that which most closely approximates your reason ) Green Oak Township Genesee County (e.g., Flint, Fenton, Grant Blanc, etc.) S - Professional or Technical Workers (Teachers, Engineer, Draftsman, Clergymen, etc,) Managers, Officials and Proprietors (Superintendents, Business Owners, etc.) Clerical (Secretaries, Bank Tellers, Insurance Adjusters, Office Help, Clerks, etc,) Sales Workers (Real Estate Agents, Workers, Gas Station Attendants. ) Craftsmen and Foremen (Carpenters, Electricians, Plumbers, Metal and Stone Workers , Mechanics, Die Makers, Millwrights, Pattern Makers , TV Repairmen, etc.) Operators (Bus Drivers, Truck Drivers, Deliverymen, Sailors ) Laborers (Cor Workers, Truck Drivers, Assembly Line Workers ) Others: Please list. 11. NATIONAL TRENDS IN HOME BUILDING INCREASINGLY INCLUDE MIXED DEVELOPMENT OF SINGLE FAMILY AND MULTIPLE FAMILY. DO YOU CONCUR WITH THIS TREND FOR GREEN OAK TOWN SHIP? Yes Note: Na In view of the fact that school children are cir c ul a ti ng this questionnaire, it is possible that a family may receive more than one questionnaire. a fa mi I z sh o u I d _re t_u r r,_ _<)_ n_l_y In such cases, one q u est i on n a i re . �SOCIO-ECONOMIC INFORMATION GREEN OAK TOWNSHIP, MICHIGAN* Brighton School District QUESTION Whitmore Lake School District South Lyon School District Total Employment 3 1 27 0 3 0 70 2 2 1 186 3 8 2 Total 94 30 75 199 Green Oak Township Livingston County Washtenaw County Genesee County Oakland County Detroit Wayne County Macomb County Lansing Area Other Total 8 19 17 1 24 13 13 2 0 2 99 2 1 21 0 1 2 2 0 0 0 29 7 7 12 1 35 7 14 0 0 1 17 27 50 2 60 "2 29 2 0 3 84 m 24 7 17 21 22 4 95 4 5 9 6 4 0 28 18 12 19 8 15 2 74 46 24 45 35 41 6 197 16 13 4 7 29 5 15 2 9T 6 2 2 0 13 1 2 3 29 14 14 3 2 23 5 10 3 74 36 29 9 9 65 11 27 8 194 7 24 57 5 93 2 7 14 6 29 2 10 43 12 67 11 41 114 23 1"§G 66 192 26 168 21 1 474 10 51 6 45 14 0 30 141 46 110 28 3 358 106 384 78 323 63 4 958 Full Time Port Time Unemployed Retired 89 l Place of Employment .. .. .. II .. Distance From Work 0 - 6 Miles 7 - 12 Miles 13 - 20 Miles 21 - 30 Miles 31 - 50 Miles Over 50 Miles Total Type of Occupoti on (Full Time) Professional or Technical Managers, Officials and Proprietors Clerico I Soles Workers Craftsmen and Foremen Operators Laborers Others Total Family Income Range Under $5,000 5, 000 - 9,000 9,001 - 15,000 Over 15,000 Total Age Distribution (Mol e and Fe ma le ) Under 5 years old Between 5 and 13 Between 14 and 17 Between 18 and 44 Between 45 and 64 65 an d O ve r Total m •· Park ins, Rogers & Associates, Inc , , Green Oak Township Family Questionnaire, 1970. �Planning Consultant Parkins, Rogers & Associates, Inc. Plarr:ng and Urban Renewal Consultants 925 Book Building Detroit, Michigan 48226 Maurice F. Parkins, AIP, ASLA, PCP Brandon M. Rogers, AIP, PCP Gerald J. Mears, AIP, PCP John F. Chihan, AIP, PCP George A. Peek, AIP, P Robert L. Stockman, P. E. , PCP Edward J . Fi sch President Executive Vice President Manager of Planning Manager of Urban Renewal Manager of Special Projects Manager of Environmental Planning Project Planner � 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 Green-Oak-Twp_Comprehensive-Development-Plan_1971 Creator An entity primarily responsible for making the resource Parkins, Rogers & Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1971-12-15 Title A name given to the resource Comprehensive Development Plan 1990 Description An account of the resource The Comprehensive Development Plan 1990 for Green Oak Township was prepared by Parkins, Rogers & Associates, Inc. and presented to the Green Oak Township Board and Planning Commission on December, 15, 1971. Subject The topic of the resource Comprehensive plan publications Green Oak Township (Mich.) Livingston County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/289ce43f5cfe6f4d2ebd2437a1025c93.pdf 6520c60ed40c562f0bf382b8e66c642f PDF Text Text CITY OF GRAYLING AND GRAYLING TOWNSHIP MASTER PLAN �CITY OF GRAYLING and GRAYLING TOWNSHIP MASTER PLAN Prepared by: City of Grayling City Council and the Grayling Township Planning Commission with assistance of the Grayling Township Board of Trustees and the Planning & Zoning Center, Inc. 302 S. Waverly, Lansing 48917 1997 �City of Grayling/Grayling Township Comprehensive Plan Table of Contents Chapter One: Introduction Plan Purpose .................................................................................................... 1-1 Plan Contents and How To Use The Plan ....................................................... 1-2 Plan Preparation ............................................................................................... 1-3 Chapter Two: Community Character Introduction ..................................................................................................... 2-1 Resort Community In The Midst of Forest ..................................................... 2-1 AuSable Riverfront .......................................................................................... 2-1 Downtown Business/Retail Center .................................................................. 2-2 Neighborhoods ................................................................................................ 2-5 Industrial Development ................................................................................... 2-5 Natural and Physical Features ......................................................................... 2-7 Historic and Cultural Resources ...................................................................... 2-7 Chapter Three: Trends and Conditions Introduction ..................................................................................................... 3-1 Population ........................................................................................................ 3-1 Economic ........................................................................................................ 3-3 Projections ....................................................................................................... 3-3 City of Grayling/Grayling Township Master Plan Table of Contents , - - ' �ii Chapter Four: Existing Land Use Introduction ..................................................................................................... 4-1 Natural Resources ................................................................................. 4-2 Chapter Five: Special Issue Analysis Introduction ..................................................................................................... 5-1 Public Lands .................................................................................................... 5-1 Industrial Development Between the City of Grayling and Four Mile Road at the 1-75 Interchange ..................................................................................... 5-3 Development Along Four Mile Road .............................................................. 5-4 Trail Connections ............................................................................................ 5-5 Affordable Housing ......................................................................................... 5-6 Appearance ...................................................................................................... 5-7 Old Bear Archery ............................................................................................ 5-8 Military Airport ............................................................................................... 5-9 Downtown Development ................................................................................. 5-9 Update Zoning Maps to be Consistent with Plan ............................................ 5-10 Chapter Six: Vision Statement, Goals and Objectives Introduction ..................................... ~ ............................................................... 6-1 A Vision for Grayling's Future - Introduction ................................................ 6-1 Vision Statement .................................................................................. 6-1 Goals and Objectives - Introduction ................................................................ 6-4 City of Grayling/Grayling Township Master Plan Table of Contents �iii Chapter Seven: Future Land Use Introduction ..................................................................................................... 7-1 Planning and Design Principles ................................ .................................... ... 7-2 Protection of Public Health and Safety ................................................ 7-2 Conservation of Sensitive Natural Resources ...................................... 7-3 Environmental Protection ..................................................................... 7-3 Minimizing Public Service Costs ......................................................... 7-3 Efficiency and Convenience in Meeting Land Use Needs ................... 7-3 Insuring Compatibility Between Land Uses ........................................ 7-4 Sustaining a Job Base Adequate to Support Families .......................... 7-4 Applying Planning Principles ............................................................... 7-4 Community Character ............................................................... 7-4 Development ............................................................................. 7 -4 Tourism ..................................................................................... 7-5 Blending the Resort Areas with the Year-Round Community ............................................................................... . 7-5 Year-Round Employment/Industrial Development .................. 7-5 Future Land Use .............................................................................................. 7-5 Land use Policies ............................................................................................. 7 -7 Policies ............................................................................................................ 7 -7 Environmentally Sensitive Areas ......................................................... 7-7 City of Grayling/Grayling Township Master Plan Table of Contents �iv High Fire Risk Areas ............................................................................ 7-7 Waterfront Areas ............................................................... ................... 7-8 Other Residential Areas ........................................................................ 7-8 Commercial Areas ................................................................................ 7 -8 Industrial Areas .................................................................................... 7-9 Park & Recreation ................................................................................ 7-9 Institutional Areas ................................................................................ 7-9 Public Lands ......................................................................................... 7-10 Community Character .......................................................................... 7-10 Chapter Eight: Public Services & Intergovernmental Coordination Plan Introduction and Purpose ................................................................................. 8-1 Overview of Public Services ........................................................................... 8-1 Policy Basis .......................................................................................... 8-1 Full and Partial Urban Public Services Provision ........................................... 8-2 Urban Services ..................................................................................... 8-2 Partial Urban Services .......................................................................... 8-2 Individual Public Service Components ........................................................... 8-3 Streets and Related Transportation ....................................................... 8-3 Sewer and Water .................................................................................. 8-4 S tormwater Management ..................................................................... 8-6 City of Grayling/Grayling Township Master Plan Table of Contents �V Support Services and Buildings ........................................................... 8-7 Recreation Strategy .............................................................................. 8-7 Intergovernmental Coordination ..................................................................... 8-8 Chapter Nine: Implementation Primary Implementation Tools ........................................................................ 9-1 Relationship to Zoning ......................................................................... 9-1 Relationship to Subdivision and Condominium Regulations ............... 9-2 Relationship to Capital Improvements ................................................. 9-2 Land Use & Infrastructure Policies ...................................................... 9-3 Housing Program .................................................................................. 9-3 Building and Property Maintenance Codes .......................................... 9-3 Public Works Financing .................................................................................. 9-3 Additional Implementation Methods ............................................................... 9-4 Other Planning & Economic Development Assistance ........................ 9-4 Managing Growth and Change ............................................................. 9-4 Periodic Updating and Revisions ......................................................... 9-5 Revisions of Ordinances ....................................................................... 9-5 City of Grayling/Grayling Township Master Plan Table of Contents �City of Grayling/Grayling Township Comprehensive Plan List of Figures and Tables Figures Photo 1 City of Grayling ................................................................. :.............. 2-3 Photo 2 Few Buildings Taller then Two Stories ............................................ 2-3 Photo 3 AuSable a Premier Fishing and Canoeing River.. ............................. 2-4 Photo 4 Canoeing Boat Liveries ..................................................................... 2-4 Photo 5 First Impression to Travelers ............................................................ 2-6 Photo 6 Storefronts in the Business Section ................................................... 2-6 3-1 Wage and Salary Employment by Sector Crawford County 1983-1994 . 3-4 Tables 3-1 Crawford County Local Units Population, 1980 - 1994 .......................... 3-2 3-2 Crawford County Age Distribution, 1990 ................................................ 3-2 3-3 Crawford County Poverty Characteristics,- 1990 .................................... 3-4 3-4a Projected Population Change in Grayling City and Township, 1980 2020 ................................................................................................................. 3-6 3-4b Projected Population Change in Grayling City and Township, 1990 2020 ................................................................................................................. 3-6 City of Grayling/Grayling Township Master Plan List of Figures and Tables �City of Grayling/Grayling Township Comprehensive Plan List of Maps 2-1 Community Character .............................................................................. 2-9 2-2 Fire Risk Areas ......................................................................................... 2-10 4-1 Existing Land Use Grayling Township .................................................... 4-4 4-2 Existing Land Use City of Grayling ......................................................... 4-5 4-3 Public Facilities Grayling Township ........................................................ 4-6 4-4 Public Facilities Use City of Grayling ..................................................... 4-7 4-5 Natural Features Grayling Township ....................................................... 4-8 4-6 Natural Features Grayling Township ....................................................... 4-9 5-1 Public Lands in Grayling Township ........................................................ 5-12 5-2 Recreational Trails in Grayling Township ............................................... 5-13 7-1 Grayling Township Future Land Use ........................................................ 7-12 7-2 City of Grayling Future Land Use ............................................................. 7-13 8-1 Recreational Facilities in Grayling Township ........................................... 8-10 City of Grayling/Grayling Township Master Plan List of Maps �1- l Chapter One INTRODUCTION PLAN PURPOSE The purpose of this Master Plan is to guide policy and decision making for all future land and infrastructure development decisions within the City of Grayling/Grayling Township. Within the Plan, key planning issues are identified; community character is described; goals, objectives and policies are outlined; existing and future land uses are described and mapped; public facility standards are established; visual character improvements are identified and specific implementation measures are recommended. This Plan is adopted by the City of Grayling City Council to promote community health, safety, and welfare through planning for the proper use of land and resources and the provision of adequate public facilities and services. The Grayling Township Planning Commission adopts this plan for similar purposes and pursuant to authority in the Township Planning Act, PA 168 of 1959. This Act requires the adoption of a "basic plan" to serve as the basis for zoning regulations adopted pursuant to PA 184 of 1943. The City of Grayling/Grayling Township Master Plan depends primarily on the City's and Township's respective Zoning Ordinances, Subdivision Regulations, and Capital Improvement Programs for its implementation. Although this Plan states specific land use and development policy and proposes specific land use arrangements, it has no regulatory power. The land area covered by this Plan includes the entire area of the City of Grayling and all of Grayling Township. To ensure continued improvement in quality of life and to plan for growth that benefits the residents of both the City and Township, this plan was prepared and adopted jointly. Since the future land use of lands adjacent to each jurisdiction affect the quality of life in the other and each jurisdiction has no regulatory land use authority beyond their respective borders, each is dependent on the other to implement land use change along borders in ways that are mutually beneficial. All proposed future land uses and policies presented in this Plan were developed based on a blending of: • The natural capability of the land to sustain certain types of development; the important natural functions played by unique land and water resources in the area City of Grayling/Grayling Township Master Plan Chapter One: Introduction �1-2 • • • The relative future need for residential, commercial, and industrial land uses; as well as the existing land use distribution. The relationship of undeveloped lands to existing community character The desires of local residents and public officials as expressed through interviews, town meetings, and public hearings. This Plan is intended as support for the achievement of the following public objectives, among others: • To protect public health, safety and general welfare; • To conserve and protect property values by preventing incompatible uses from locating adjacent to each other; • To protect and enhance quality of life in the City and Township; • To protect and preserve the natural resources, unique visual character, and environmental quality of the area; • To maintain and enhance employment opportunities and tax base of the area; • To promote an orderly development process which is paced in coordination with the City's and Township's ability to provide services and which permits public officials and citizens an opportunity to monitor change and review proposed development in a reasonable manner; and • To provide information from which to gain a better understanding of the area and its interdependencies and interrelationships, and upon which to base future land use and public investment decisions. PLAN CONTENTS and HOW TO USE THE PLAN There are three critical components to using this Plan as a decision making guide. • First, are the goals, objectives and policies in Chapter Six. These are based on public input and reflect where citizens want their community to be over the next twenty to twenty-five years. The condition of the community now, and recent trends of population size, age and other characteristics, as well as economic, infrastructure and natural resource conditions form the foundation for planned change of the community. These trends and conditions are discussed in Chapters Two through Five prior to the goals, objectives and policies. • Second is the future land use map, public facilities plan and associated descriptive information presented in Chapter Seven and Chapter Eight. • Third, are the implementation strategies found in Chapter Nine. This Plan is presented to help all elected and appointed officials to make difficult choices between competing interests and to serve as a guide for decision making. It is anticipated that this Plan will be consulted in the following situations: City of Grayling/Grayling Township Master Plan Chapter One: Introduction �1-3 • Review of rezonings, variances, and special use permits: 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 and fulfill its policies. • Public improvement projects: All future public improvement projects, including the construction of new facilities, utilities or buildings, should first be reviewed for consistency with this Plan. In particular, such projects should be reviewed to determine consistency with the goals, objectives and policies in the plan, and whether they support the planned future land use pattern in the City, and Township as set forth in this Plan. Review of land subdivision and lot splits: The subdivision of land and associated lot split activities has potentially profound impact upon the character of a community and future public service needs and tax burdens. This Plan provides policies to assist the City Council, Township Planning Commission and Township Board regarding decisions about the appropriateness of proposed subdivisions and lot splits, and the adequacy of public services to address the increased demands associated with new subdivisions and lot splits. This Plan is a statement by the City and Township regarding the intended future character of the community and strategies to assure that character. As a formal and tangible document, this Plan is intended to instill a sense of stability and direction for City and Township officials, City and Township activities, and Grayling area citizens. PLAN PREPARATION The Planning Process The planning process used in developing the City of Grayling/Grayling Township Master Plan included a joint meeting of the City Council, Township Planning Commission and Township Board, mapping, data analysis, consideration of alternative development options in various parts of the City and Township, two Town Meetings, and one joint public hearing. At the first Town Meeting, an overview of current economic and demographic trends and issues was presented, and a ''futuring" session was conducted in which citizens of the Grayling area were asked to visualize Grayling 20-25 years in the future as they wanted it to be. This resulted in citizens articulating their vision and desires for their community. Key issues which surfaced during this Town Meeting included community character, the area's economic health and the preservation of the area's natural resources. The combined results of the futuring session, an City of Grayling/Grayling Township Master Plan Chapter One: Introduction �1-4 analysis of economic and demographic trends, and key problems and opportunities identified by Township and City Officials, were used to determine the issues to be addressed by the Master Plan. Draft goals and objectives were developed from the public vision statements generated at the first Town Meeting. These were refined by Township and City Officials. Key issues were researched and alternative land use arrangements and policies were considered before a future land use pattern was selected. A draft Plan was prepared and refined with input from the Township Planning Commission, Township Board and City Council. A second Town Meeting was held June 2, 1997. Additional refinements were made based on the public input. The draft Plan was presented to the public at a public hearing on September 16, 1997 following which it was adopted by the City Council and Township Planning Commission. station8:\winword\grayling\graychl .doc City of Grayling/Grayling Township Master Plan Chapter One: Introduction �2-l Chapter Two COMMUNITY CHARACTER INTRODUCTION Community character is the visual identity of the community. It is made up of land forms, the types, use and styles of its buildings, the pattern of its streets, signs, vegetation and natural and cultural landmarks. A desirable community character is important to citizen satisfaction and to business success. The Master Plan and related regulations are created in part to protect and improve community character. Areas with similar visual characteristics in the Grayling area are identified on Map 2-1. As future guidelines, policies or ordinances are developed to address visual · character, their application should be directed to those similar areas shown on the map. RESORT COMMUNITY IN THE MIDST OF FOREST The Grayling Area is made up of the City of Grayling (Photo 1), a small scenic city in the northern Lower Peninsula of Michigan. It is ringed by small scale commercial and industrial development along M-72, M-93, Old US 27, and at the Four-Mile Road exit of I-75 (an interstate highway), beyond which is a largely rural area of forests and scattered residential dwellings. The developed area of private land has been characterized as the "hole in the donut" of publicly owned state forest and military land. The City of Grayling is primarily residential, with few buildings taller than two stories (Photo 2), commercial areas in strips and pockets along the major streets, and a concentrated older downtown. The clear waters of the world renowned AuSable River wind through the City. The AuSable is a premiere fishing and canoeing river. (Photo 3). Several canoe liveries occupy the riverbanks. The City has a rich history as a small lumbering and resort town. It still serves as a resort service center. The area is also known for the Hartwick Pines State Park and Camp Grayling military training camp for National Guard Units from several states. AUSABLE RIVERFRONT The AuSable River flows through Grayling Township and the City of Grayling. In addition to the main branch, there are also the South and East Branches. The AuSable Riverfront has the following characteristics: • Homes, on lots that are 100' to 300' feet wide, set back between 50' and 150' from the river, a few businesses and some undeveloped areas along the river segments in both the City and the Township. City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-2 • Some of the lots remain in a relatively natural condition while a few have cleared shorelines, on which lawns have been planted. • Small portions of the riverfront are in public ownership (City. State and Federal), but most of it is privately owned. • The AuSable River has been recognized as a national treasure and a pristine stream, which magnifies the importance of its long term protection. • Large portions of the main branch and the North Branch of the AuSable are included in the Michigan Natural Rivers Program, which includes certain regulations (minimum setbacks, greenbelts, etc.) on development along the river. • Canoeing boat liveries occupy prominent spots along the river in the City (Photo 4). • There are a few log cabins but the architecture of the riverfront buildings generally do not reflect any particular theme. • The river is largely hidden from view by a narrow river size, structures, high banks or lack of close public access to the river. • There are both inhabited and uninhabited segments of the AuSable River outside of the City, within the Township. • Uninhabited riverbanks are typically wooded, with thick undergrowth. Trees primarily include various pine species and birch. • In some locations the riverbank is a low bank, while in others there is a steep bank upwards of one hundred feet high. Portions of the riverbank are broad wetlands both east and west of the City of Grayling. DOWNTOWN BUSINESS/RETAIL CENTER There are four distinct commercial areas to Grayling, and these are not clearly identified to the traveler as being either inside or outside the City limits. These are the: • Strip commercial area north of the 1-75 entrance to the City from the south on South 1-75 Business Loop • The older downtown business area on Michigan A venue that runs perpendicular to the 1-75 Business Loop (James Street) • The commercial area beginning in the City and running north along the I-7 5 Business Loop into the Township and beyond into Fredric Township • The M-72 commercial strip running west toward Lake Margarethe from the intersection of M-72 and the 1-75 Business Loop (James Street) in the City. City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-3 Photo 1 Photo 2 City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-4 Photo 3 Photo 4 City of Gra 1 ling/Grayling Township Master Plan Chapter Two : Community Character �2-5 The four commercial areas share the following characteristics: They all suffer visually from a chaotic appearance and a poor quality of design of signs, buildings and landscaping. While it is not desirable that all buildings, signs and landscaping look alike, or "theme-like," design in Grayling needs greater unity, greater use of detail, more use of local materials, finer workmanship, greater simplicity, more lush landscaping and more rigorous maintenance in order to improve quality of the first impression given to travelers (Photo 5). • Grayling merchants effectively express the admirable qualities of individualism and a do-it-yourself approach. However, the resultant, sometimes amateurish, often chaotic appearance may translate into a poor competitive position (compared to other communities where greater attention to physical design and appearance is practiced) and hence, a poorer quality of life for the people of Grayling. • While the Gray ling area is surrounded by large areas of forest and other vegetation, there is little landscaping within the commercial areas. Vegetation is generally sparse or of a size or character that does not contribute to a memorable impression of Gray ling. NEIGHBORHOODS There are several residential neighborhoods in the Gray ling area. While a few are distinct, due to differences in age, tree cover and that they are located along Lake Margarethe or the AuSable River, the neighborhoods within the City have some similarities in appearance and share the following characteristics: • They are generally comprised of small to medium sized homes and architectural style ranges from ranch to colonial to rustic, log. • Homes in many sections of the City are well kept, but there are exceptions, in which homes and yards suffer from neglect. This is also a characteristic of some of the homes in portions of the Township abutting the City (especially on the southeast side). • Home owners have, in many cases, made improvements to their homes which do not follow the style of the original home. While these improvements generally contribute to the livability and function of each home, they can contribute to a less unified appearance. INDUSTRIAL DEVELOPMENT Industries in the Grayling area are largely located in two discrete areas, with additional, small industrial sites in scattered locations within or close to the City. About a dozen small to medium sized industries are located in the industrial park within the City of Grayling, just east of I-75. The larger industrial operations are located on either side of Four Mile Road, with the larger paper and chemical plants City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-6 Photo 5 Photo 6 City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-7 located on the south side of the road in Beaver Creek Township. Small, isolated industries are located along North Down River Road near the I-75 interchange. Characteristics of the industrial areas are: • Businesses within the industrial park are mostly in well-kept metal buildings, with open grounds and on-site storage areas. • While some business have installed small ornamental plantings for beautification, pride and enjoyment of employees, more effective, large-scale, road-side screening and windbreaks would be appropriate. NATURAL AND PHYSICAL FEATURES Grayling Township comprises the area of five standard townships (the largest south of the Mackinac Bridge). The bulk of the Township is in public ownership and remains undeveloped. This contributes to a very natural appearance to the Grayling area and to the perception that natural resources are a very important element of life in Grayling. Important natural features include: • The forests surrounding Grayling are the most visible natural resource feature. The forest is primarily pine with birch and aspen as additional species. Pine is both an asset and a potential liability, especially Jack Pine. Jack Pine tree stands are the most prone to fire. A fire in 1990 quickly burned 6,000 acres in less than 24 hours, destroying or damaging 75 homes and over 100 outbuildings. See Map 2-2 for the most fire-prone areas of the Township. • The forests are held in State (AuSable State Forest, Hartwick Pines State Park, Hanson Military Reservation), Federal (Huron National Forest) and private ownership. • There is some timber cutting on the State Forest land and these lands are also used extensively for recreation. • The AuSable River flows through Grayling Township and the City of Grayling, heading east to Lake Huron. The AuSable is nationally known as one of the finest canoeing and trout fishing rivers in North America. • There are large areas of wetlands and lowland forest. While these areas help foster an abundant wildlife population, they also pose building constraints. • Soils within the City and Township are generally sandy, although mucks and other soil types exist. Many of the sandy soils permit rapid percolation of water and pollution on or near the surface can pose a threat to groundwater. • The topography around the City is generally fairly flat. However there are steep slopes in isolated parts of the Township, and there are bluffs along many segments of the AuSable River. HISTORIC AND CULTURAL RESOURCES The region's history is strongly related to lumbering, which flourished in the mid to late nineteenth century. From the region, logs could be floated east down the City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-8 AuSable River and further west down the Manistee River (not within Grayling Township). Features relating to the history of the area which remain include: • The large homes of several lumber barons remain on Peninsular Street. Nineteenth century and early twentieth century storefronts remain in the business section (Photo 6). • Hartwick Pines State Park, located just north of the City, in the northern part of the Township, is the last remaining stand of virgin white pine in the lower peninsula of Michigan. The Park contains a lumbering museum and displays big-wheel log carriers, artifacts of the lumbering industry. • The landscape of the Township, while largely rural in appearance, shows that lumbering once took place in the region. Where there is forest cover, it is second growth--not mature. The forest is still recovering from fires in the last century that occurred during or following forest clearing for timber harvest. Regrowth takes a long time on the poorer, sandy soils that are characteristic of much of the region. There are also many clearings where fires have occurred within the last fifty years, or where the forest has remained cleared due to failed farming attempts. • Other historic structures, especially homes, are scattered along the AuSable and in older City neighborhoods. No large concentrations of historic structures remams. station 8:\winword\grayling\graych2.doc City of Grayling/Grayling Township Master Plan Chapter Two : Community Character �Map 2-1 GRAYLING TOWNSHIF City of Grayling & . Grayling Township Master Plan Project North~ Public Lands (State and Federal) ~tE::; Privately Owned Land - City of Grayling Boundary • Grayling Township Boundary '& NTIAL it 1! * * MAJOR NODES MINOR NODES �2-9 Map 2-1 Community Character City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �2-10 Map 2-2 Fire Risk Areas City of Grayling/Grayling Township Master Plan Chapter Two: Community Character �3-1 Chapter Three TRENDS AND CONDITIONS INTRODUCTION The existing conditions of the City of Grayling and Grayling Township reflect considerable growth over the past two decades. The attraction of northern Michigan has brought new people and businesses to the Grayling area, and it has also brought many more people through Grayling on their way to other northern tourist, retirement and second home locations. This chapter examines what those changes have been, and what changes there might still be if recent trends continue into the future. Most of the data presented was compiled by the Northeast Michigan Council of Governments. POPULATION The City of Grayling grew 8.5% to 1,944 persons between 1980 and 1990. Grayling Township grew at a rate of 40.5 % to 5,647 persons in the same period. Altogether, 1780 more persons lived in the City and Township in 1990 compared to 1980. This is 63.7% of the total population growth in the County during this period. Forty-six percent of all the people living in Crawford County resided in Grayling Township in 1990, while 16% lived in the City of Graying. Population estimates provided by the Michigan Department of Management and Budget and the U.S. Bureau of the Census through the Federal-State Cooperative Program for Population Estimates place the populations of the City and Township at 2,259 and 5,994 in 1994 respectively. See Table 3-1. These estimates show population growth in the City at an increased rate (8.5%) for the City and at a slower rate for the Township (6.1 %) between 1990 and 1994. Together, there are an estimated 499 new residents residing in the City and Township together since 1994. Both the City and the Township have over a quarter of their populations under 25 years of age. While communities in the northern tier of counties of Michigan generally have a high percentage of the population 65 years or older, Grayling Township had only 11.9% of the population 65 years of age or older. This is close to the State average of about 12%. The City of Grayling has an older population, with 20.9% 65 years of age or older. See Table 3-2. The populations of the City and Township are over 94% white. Blacks, Native Americans and Hispanics comprise most of the non-white population. City of Grayling/Grayling Township Master Plan Chapter Three: Trends and Conditions �Table 3-1 CRAWFORD COUNTY LOCAL UNITS POPULATION: 1980 - 1994 1990 POP. MUNICIPALITY 1980 POP. 1990 POP. 1994 POP. MUNICIPALITY Crawford Cotmty 9,465 12,260 13,387 Grayling Twp. 4,019 5,647 5,994 Beaver Creek Twp. 745 1,175 1,297 Lovells Twp. 316 420 408 Frederic Twp. 1,142 1,287 1,408 Maple Forest Twp. 355 407 443 Grayling City 1,792 1,944 2.259 S. Branch Twp. 1,096 1,380 1,578 1980 POP. 1994 POP. Source: 1980 and 1990: U.S. Bureau of the Census; 1994: Population estimates developed by the U.S. Bureau of the Census through the Federal-State Cooperative Program for Population Estimates. Population estimates are approximations, and are not accurate to the last digit reported. Table 3-2 CRAWFORD COUNTY AGE DISTRIBUTION - 1990 MUNICIPALITY <5 Yrs. %* 5-17 Yrs. %* 18-24 Yrs. %* 25-44 Yrs. %• 45-64 Yrs. %* 65 Yrs. &> %* Beaver Creek Twp. 70 6.0 224 19.1 79 6.7 348 29.6 285 24.2 169 14.4 Frederic Township 94 7.3 277 21.5 97 7.5 384 29.8 272 .21.l 163 12.7 Grayling City 161 8.3 352 18.1 175 9.0 509 26.2 341 17.5 406 20.9 Grayling Township 445 7.9 1,082 19.2 516 9.1 1,853 32.8 1,098 19.4 653 11.6 Lovells Twp. 12 2.9 38 9.0 27 6.4 82 19.5 126 30.0 135 32.1 Maple Forest Twp. 28 6.9 82 20.l 29 7.1 105 25.8 102 25.l 61 15.0 S. Branch Twp. 91 6.6 245 17.7 84 6.1 352 25.5 368 26.7 240 17.4 Crawford C0tmty 901 1.3 2.300 18.8 1,007 8.2 3,633 29.6 2,592 21.1 1,827 Source: U.S. Bureau of lbe Census • Figure shows lbe percentage each age grouping represents of the local unit's total population. City of Grayling/Grayling Township Master Plan Chapter Three : Trends and Conditions I l i 14.9 : �3-3 There are 390 persons between the ages of 16 and 64 in the Grayling area with work disabilities, and 166 persons in the same age group unable to work due to disabilities. The percentage of persons between the ages of 16 and 64 with work disabilities is 15% in the City of Grayling and 7 .3% in Grayling Township. The percentage of persons in the same age group unable to work are 6.7% and 3.0% respectively. The Grayling area has a relatively low household size compared to the rest of the State. The number of persons per household was 2.66 in 1990 for the City of Grayling and 2.95 for Grayling Township. These represent declines of -9 % and -28 % between 1980 and 1990 respectively. ECONOMIC The City of Grayling and Grayling Township show signs of distressed economic conditions among its population. • The median family income for both the City ($20,906) and the Township ($28,750) is below the State average (($36,652). • The City of Grayling's poverty rate (26.2%) of all persons was higher than the State average of 13.1 %, but Grayling Township's rate (8.1 %) was lower. (See Table 3-3.) Employment is high in the Grayling area, as it is state wide in 1996. There are 670 and 2954 persons employed in the City and Township respectively. According to NEMCOG figures for 1990, the largest employment sector is service. This sector is highly dependent on the hospital for its large numbers. Government employment is also a large sector, as is retail. The National Guard base and training facility and county government contributes to the size of the government sector. See Figure 3-1 for employment figures by sector for the County from 1983-1992. PROJECTIONS If population continues to grow at the rate between 1980 and 1990, the population in the City of Grayling will be 2,400 in the year 2020; a 23% increase from 1990. If the explosive growth in the Township between 1980 and 1990 were to continue, the Township population would rise to 10,531 persons in 2020; and 86% increase from 1990 (see Table 3-4). In contrast, if population were to increase at the rate between 1990 and 1994, then the City population in 2020 would be 4,307 (a 122% increase) and in the Township it would be 8,250 (a 46% increase). It is most reasonable to assume a rate of population growth between these two projections. For example, the state as a whole is projected to grow about 11.8% between 1990 and 2020. City of Grayling/Grayling Township Master Plan Chapter Three: Trends and Conditions �Table 3-3 CRAWFORD COUNfY POVERTY CHARACTERISTICS: 1990 Percent below poverty: MUNICIPALITY Persons 65 yrs. & > All Persons Female Households with children < 18 yrs. Beavez Creek Township 14.4% 6.5% 73.3% Frederic Township 18.7% 7.2% 85.7% Grayling City 26.2% 27.4% 59.4% Grayling Township 8.1% 7.8% 25.9% Lovells Township 18.0% 15.9% 71.4% Maple Forest Township 21.1% 4.4% 0.0% S. Branch Township 17.2% 10.8 36.4% Crawford County 14.6% 11.8% 47.3% Source: U.S. Bureau of the Census Figure 3-1 WAGE & SALARY EMPLOYMENT BY SECTOR CRAWFORD COUNTY: 1983 - 1992 .., .......·"-... 1200 / ' .--r··_,,/--4 ,...,,,,._____,.._..--/' 1000 Jj ··... r--- -· •· · Mining/Const .~,; - - Retail ✓------- .... - - - - - - - - - 800 400 200 Lepnd --- Mfg. ,✓•• 800 tld I ··.. ------------ ____ J / / / - Serv. - Govt. _ _. . , _ _ _ _ . . . - - - - - _ .__ ••• ---►- ......... -· •• - - -- -·. -----►• - -- - - p• - ---- ~--· ..... , 0 ......__..----.-----r--......---------~-,--Grapldc l,y NEJ,tCOG City of Grayling/Grayling Township Master Plan Chapter Three : Trends and Conditions �3-5 If employment trends between 1985 and 1995 were to continue, Township employment would more than double to 5,469 persons and persons employed within the City would fall to zero. However, the City trend line is implausible and greatly affected by the closing of the Bear Archery plant. Since the City has an industrial park, available utilities and private property well located for jobs producing redevelopment, it is likely to modestly increase its employment while the Township is unlikely to realize significant employment gains without utilities and more private land appropriately sited for development. As a result, significant City-Township cooperation in pursuit of new job development will be necessary in order for both to be successful. For additional information and analysis on these and related socio-economic data, please consult Northeastern Michigan Growth Trends, published by the Northeast Michigan Council of Governments, P.O. Box 457, Gaylord, MI 49735, Phone (517) 732-3551. st.ation8 :\ winword\gray ling\graych3 .doc City of Grayling/Grayling Township Master Plan Chapter Three : Trends and Conditions �Table 3-4 A Projected Population Change in Grayling City and Township, 1980-2020 Total Percent Change Change 1980 Community 1990 19801990 19801990 Total Change Percent Change 2000 2010 2020 19902020 19902020 GRAYLING CITY 1,792 1,944 152 8% 2,096 2.2-18 2,400 456 23% GRAYLING TOWNSHIP 4,019 5,647 1,628 41% 7,275 8.903 10,531 .J,88-t 86% Projections are straight line based on /980-/990 data provided by the U.S. Census Bureau. Table 3-4 B Projected Population Change in Grayling City and Township, 1990-2020 Total Percent Change Change Total Percent Change Change 19902020 19902020 1990 Est. 1994 19901994 19901994 2000 2010 2020 GRAYLING CITY 1,944 2,259 315 16% 2,732 3,519 4,307 2,363 122% GRAYLING TOWNSHIP 5,647 5,994 347 6% 6,515 7,382 8,250 2,603 46% Community .-:::- Projections are straight line based on 1900 US Census data and 1994 Michigan Department of Managemenr and Budget estimates. City of Grayling/Grayling Township Master Plan Chapter Three : Trends and Conditions �4-1 Chapter Four EXISTING LAND USE INTRODUCTION This chapter discusses land use in the City of Grayling and Grayling Township in 1996. The information on the Existing Land Use Maps 4-1 and 4-2 was obtained from the City of Grayling, the Northeast Michigan Council of Governments (based on 1978 MiRIS data) and Grayling Township. The contents of these maps were verified by the City of Grayling and Grayling Township. Following are general land use attributes for these two communities: • The City of Grayling is located at a major crossroads in northern Michigan. Grayling is along Interstate 7 5 at the cross-state highway of M-72, which connects I-75 to Traverse City to the west and Mio and Harrisville/Alpena to the east. • While Grayling Township is large, the size of five townships or about 180 square miles, most of the land is publicly owned, and generally unavailable for private development. • Public land holdings are largely undeveloped and provide vast natural resource benefits to the area. • Most of the people in the two communities live in or near the City of Grayling or in a concentrated area near Lake Margarethe. The remaining area of Grayling Township is sparsely settled, except along M-72 east of Grayling and along the AuSable River. • Nearly all of the commercial and industrial activity is located in a concentrated area in and around the City of Grayling. There are scattered industrial sites around the City of Grayling and along Four Mile Road at the southern boundary of Grayling Township. A portion of this industrial activity is across Four Mile Road in Beaver Creek Township. • The AuSable River flows through the City of Grayling and Grayling Township. Segments of the River have resort housing lining the banks. • The public lands in Grayling Township have a complex array of cover types. This is due to differentiation of soils, topography and past human activity. Fire has been an important factor. Some aggregations of cover type are possible. The primary cover type is forest and includes both upland and lowland/wetland forests. There are large areas of Pine, especially Jack Pine. Other aggregations include open land and wetlands. • Portions of the public lands are used by the military for training exercises. Due to the danger involved in some of these exercises, such as artillery practice and tank City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �➔ -2 • maneuvers, some areas are restricted to military access. Separate military maps are available to delineate those areas. While the public lands in State and Federal forest ownership are also used for recreational purposes, improved recreational areas are located at various sites throughout the City and Township. The largest of these is Hartwick Pines State Park. In addition, an area of Military land (Hanson's Hills) is managed for recreational purposes by the County Recreation Department. Private recreation lands also exist. The land use/cover categories, mapped for Grayling Township and the City of Grayling, are described below. Note that not all categories are common to both maps. There is no low density residential land depicted on the City Existing Land Use Map (Map 4-1). • Low Density Residential. This is residential housing on large lots, about one acre or larger. Many are on five or ten acre or larger parcels. Some of these homes are located on long drives, away from the road and others are built close to the road, as strip residential. • Medium Density Residential. This category includes homes on half to one acre lots. Most of these are located close to the City or near Lake Margarethe. • High Density Single Family Residential. These homes are built on platted lots, usually on one quarter acre or less . • Commercial. These are retail, service establishments, such as restaurants, motels, gas stations and grocery stores. • Office. This category includes such businesses as doctor's offices, insurance agents and real estate offices. • Industrial. This category includes businesses that manufacture or assemble goods or process raw materials such as forest products. • Recreation. Recreation uses includes golf courses, parks and ski hills. • Public and Institutional. This category includes government offices, cemeteries, hospitals and schools. Maps 4-3 and 4-4 show the location of public facilities. • Wetlands. These lands have seasonably high water or standing water which generally makes them unbuildable. • Forest. These lands are covered by at least a 16% stand of trees. • Open lands. These are undeveloped lands which have less than a 16% tree cover. .-:- - Natural Resources In addition to the Existing Land Use/Cover Maps, there are two maps depicting natural features. See Maps 4-5 and 4-6. These are important attributes that could provide development limits or opportunities. Those features that are mapped include surface water features such as lakes, rivers and wetlands and steep slopes. No other features were ;.., City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �4-3 found to be particularly limiting in the Grayling area. Steep slopes (over 25%) do not occur frequently in the area. Lakes and rivers are prominent features which have already served to attract development where private ownership permits. Wetlands occur over broad areas of the Township and may serve to limit future development near the City. station8:\winword\grayling\graych4.doc City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �4-4 Map 4-1 Existing Land Use Grayling Township City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �4-5 Map 4-2 Existing Land Use City of Grayling ry City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �"' l ..,_ Map 4-3 GRAYLING TOWNSHIP City of Grayling & Grayling Township Master Plan Project ~ Public Lands (State and Federal) C=:] Privately Owned Land City of Gray11ng Boundary • • • Grayling Township Boundary Community Facilities 1. Township Hall 2. Crawford County Fairgrounds & Soccer Fields 3. Fish Hatchery 4. Hanson Hills Recreation Area ( :!I C: , ;it ~ 1 < :t:. ~ : ~ ~ .>.... } 5. Wakely Landing �0 a: >< 0 u ;:; RED T~ll HAWK LOOP :a: :z Map 4-4 CITY OF GRAYLING ~I!.\ \ City of Grayling & Grayling Township Master Plan Project I t-' I ~. Nortn1f --~-j\ CI: ~ a: \ w ;::. a: "-' ::::, LEO DR . Em ~ i 0 UJ V, D 161TH 8001,[J :c ,- ONLY z - a: - - Public Landi (ctty and County) Ctty of QrayHng BOWldaty 0 ENTRANCE Public and Institutional Facilities 1. Cemetery 2. City Well #1 3. CityWell#2 4. Elementary School 5. Middle School 6. City Hall 7. Fire Department 8. Water Tower 9. City Garage 10. Main Lift Station 11. Sewer Lagoons 12. County Building 13. County Library 14. County Garage 15. United states Post Office 16. Hospital 17. City Park .., I.. I ®I /' / ci': I ,- Vl ::::, I 0 ( ,~ .... ~ ::, I !::' a: @) ~ "" . ,,,_·, ---...... - . ~ •Sl,,r,:';1_,-:-,. :-... ' . -~~-- f. .. ,,_j~ -------- ~ . CX: I er ~ -c :It er -c UJ ...J u �4-6 Map 4-3 Public Facilities Grayling Township City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �-1--7 Map 4-4 Public Facilities City of Grayling City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �-l-8 Map4-5 Natural Features Grayling Township City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �-l-9 Map 4-6 Natural Features City of Grayling City of Grayling/Grayling Township Master Plan Chapter Four: Existing Land Use/Cover �5- 1 Chapter Five SPECIAL ISSUE ANALYSIS INTRODUCTION The City of Grayling and Grayling Township face a number of issues unique to the geographic region, the mix of land uses and ownership patterns, a mutual reliance on regional resources and largely separately functioning governments. This chapter discusses special issue areas by presenting information related to those issues and options for dealing with them. These issues were identified based on citizen input at the Futuring Town Meeting, via a survey of local leaders and from brainstorming sessions with City and Township elected officials and members of the Township Planning Commission. PUBLIC LANDS There are lands within the City and Township owned by all levels of government, from local City and Township to County, State and Federal. See Map 5-1 for the location of public lands within Grayling Township. Most of the land in the Township is under State and Federal ownership. State ownership includes a State Park, State Game Area, State Forest and State Military Board lands. Federal land is held in National Forest. Issues concerning State and Federal lands include: • The large State and Federal land ownership compared to private ownership which is seen as a potential limiting factor to private residential and economic development. • Large parcels of State owned lands are close to the City boundaries (although little is adjacent to it), and this is viewed as a barrier to additional development adjacent to the City. • State-owned lands located adjacent to interstate interchanges, such as at Four Mile Road and I-75, may have reduced usefulness for military or wildlife preserve purposes due to the proximity to high-use highways or other industrial and commercial land uses in close proximity. • Undeveloped State-owned lands contribute to the rural character of the region. • The rural character of most of the State owned land serves to attract both tourists and people who want to build second or retirement homes in the north woods. • The Military Board lands serve the National Guard training activities of Camp Grayling which helps drive the economy of the region and ensure military readiness. City of Grayling/Grayling Township Master Plan Chapter Fi ve : Special Issue Analysis �5-2 • • • The policies by which the state or Military relinquishes public lands. On some occasions sales have occurred when there can be a clear public purpose described and the particular parcels have no special value as a public resource. A more definite policy, based on planning that can be consistently applied is desired. A study for the private use of section 33, Township 26 North, Range 3 West, was performed that examined the feasibility of obtaining for private, industrial use, a section of State owned land on the north side of Four Mile Road. Some of the State lands (Hanson's Game Preserve) were donated to the State-they were not tax reversions--and have restrictive clauses as to their use. The following options are available to deal with public land issues: • Consolidate public lands, in which ownership of some State lands are released to the public and other private lands are obtained by the State. Generally, this is done so that isolated parcels of State owned lands, which are more difficult to manage are exchanged for privately owned parcels that are surrounded by State lands. The effect, on a map, would be to straighten out the boundaries of State holdings and filling in the holes. • Transfer ownership of certain State holdings to private owners. This, by itself, would result in the reduction of State owned lands within the Township and would have to serve a broader public purpose, like new job development. State land transfers should include, but not be limited to the following options, as appropriate in a particular situation: ceding land from the State to a local government, a 3-way trade and sale from the State to private interests at market value. • A combination approach in which some consolidation takes place and some transfer of ownership occurs. • Develop a strategy for use of military land at the airport for private job generating uses. The following strategies are recommended in dealing with public lands: • Prepare and then pursue a proposal to the State, based on the goals and objectives of this Plan, that identifies lands to be sold by the State, the eventual uses of those lands (such as for new job development) and a schedule for sale of the public lands. See Map 5-1 for the location of public lands recommended for exchange. • Coordinate the sale and development of those lands with incremental infrastructure expansion. • Develop a strategy for use of military land at the airport for private job generating uses. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-3 INDUSTRIAL DEVELOPMENT BETWEEN THE CITY OF GRAYLING AND FOUR MILE ROAD AT THE 1-75 INTERCHANGE The two largest pockets of industrial development in the Grayling area are at M72, in the industrial park just east of I-75 and on both sides of Four Mile Road just east of I-75. A portion of this latter area is in Grayling Township and the remainder is in Beaver Creek Township on the south side of Four Mile Road. See Maps 4-1 and 4-2 for the location of these industrial areas. Issues concerning these industrial areas include: • Grayling would benefit from an expansion of industrial development as part of a stimulation of the economy and job market. • There is limited land with adequate facilities available in or near the City for new industrial development. • The two most appropriate areas for expansion of industry are in these two areas because of the close proximity to the interstate highway and rail service. • City sewer and water are already provided to the industrial park within the City boundaries. • Most of the land between the two industrial areas is owned by the State. • A steep slope is the one natural feature that makes development more difficult in one portion of this area. The following options are available to deal with industrial development in this area: • Develop an industrial corridor between M-72 and Four Mile Road and east of I-75 (including section 33), either by a compact incremental expansion of the lands from both ends toward the middle, or from the North to South, or initiate construction of a new road paralleling I-75 first and, incremental utility expansion later. The respective City and Township Zoning Ordinances would need to be amended to reflect the future, industrial use of this area when appropriate. • Enter into an agreement with the State under which those lands between M-72 and Four Mile Road and east of I-75 would be sold for the purpose of an incremental expansion of the industrial park. • Redevelop other scattered industrial sites like the old Bear Archery facility. • Expand industrial development on military land at the Airport. The following strategies are recommended for improving industrial development: • Pursue an agreement with the State which specifies the terms under which those lands between M-72 and Four Mile Road and east of I-75 would be sold for the purpose of an incremental expansion of the industrial park. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-4 • • • Foster industrial growth in Grayling Township by expansion of the industrial park along 1-75 from M-72 in the City of Grayling south to Four Mile Road within the growth boundary (See Map 7-1 ). The growth boundary could extend across Four Mile Road into Beaver Creek Township. Direct industrial development to the area within the growth boundary shown on the Future Land Use Map (see Map 7-1) This includes an area to have direct access to Four Mile Road, including section 33. However, it does not permit development to extend beyond the proposed growth boundary in the Four Mile Road corridor. The industrial area within the growth boundary would have its own internal circulation connecting businesses in the northern area of the industrial park to the Four Mile Road interchange. Compact development within the area of the growth boundary to the east of the interchange would result in cost effective provision of public services and protection of rural character outside the growth boundary. Focus more energy on redevelopment of other scattered industrial sites like the old Bear Archery facility. Focus more energy on expanded industrial development on military land at the Airport. DEVELOPMENT ALONG FOUR MILE ROAD Four Mile Road is an east-west road that serves as the southern boundary for most of Grayling Township. There is an interstate highway interchange on Four Mile Road at I-75. The western end of Four Mile Road connects with Military Road, a north-south road that leads to Camp Grayling and M-72 to the north via a short segment of M-93. The eastern end of Four Mile Road ends about seven miles east of the interchange. The eastern edge of Grayling Township is about four miles beyond. Issues related to development along Four Mile Road include: • Both commercial and industrial development that is emerging along Four Mile Road benefit from access to the interstate highway via the interchange on Four Mile Road. • A considerable portion of the land on the Grayling Township side of Four Mile Road is State land, while a greater portion of the land on the south, or Beaver Creek Township, side of Four Mile Road is privately owned, limiting potential development of prime development land in Grayling Township. • Access for large trucks coming from the Mio area on M- 72, east of Grayling, to Four Mile Road and the interstate interchange is difficult due to connecting roads that are not built to a standard for truck traffic. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-5 • • Four Mile Road could serve as one segment of a truck bypass for downtown Grayling if a North-South connecting route, east of Four Mile Road were adequately improved There is interest in obtaining State land for private development (example is the study for the development of section 33, Township 26 North, Range 3 West) along Four Mile Road. However, this interest is piecemeal, and the State does not want to encourage uncoordinated development by selling lands without a coherent plan for the future. The following options are available and recommended to deal with this issue: • Improve one of the north-south roads connecting M-72 with Four Mile Road (either South Barker Lake Road or South Staley Lake Road). This would provide an improved connection to the interchange from areas to the east of Grayling and keep significant truck traffic off City streets. • Permit some enlargement of the highway oriented commercial node in the area of the Four Mile Road interchange, especially in the area immediately to the west of the interchange up to one mile from the interchange to the depth of the current commercial area. TRAIL CONNECTIONS The abundant natural resources in the Grayling area are accessible, in part, by hiking, cross-country ski, snowmobile, off-road vehicle and equestrian trails. See Map 5-2 for the location of existing trails. Issues concerning trails in the Grayling area include: • Existing trails are an important tourist draw, and help contribute to the local economy. They should be protected and enhanced. • While the trails also provide recreational opportunities for Grayling area residents, trail access requires cars to reach most trail heads. There are few opportunities for Grayling residents to access trails directly from their homes. • A large portion of State lands are used for military purposes, and some of those areas are restricted. They would be unsafe areas for trail development. Some trails do pass through unrestricted military lands. • The close proximity of residential property to non-motorized trails has, in experiences around the State, led to an increase in property values. • Some citizens believe that trails adjacent to their property are a detriment. The following options were considered regarding trails in the Grayling area: • The continued use, maintenance and expansion of links to existing trails in the Grayling area should continue to be supported by the City of Grayling and Grayling Township. City of Grayling/Grayl ing Township Master Plan Chapter Five: Special Issue Analysis �5-6 • • • Organizations that foster trail use and trail building would be invited to discuss trail needs and options for meeting those needs with the citizens of the City of Grayling and Grayling Township. New opportunities for trails and trail extensions on public lands could be explored with the Military Board, the Department of Natural Resources and the United States Forest Service as a part of the Northern Michigan Ecosystem Management Program. Property developers could be encouraged through the site plan review process to develop trail connections or to reserve space for future open space trail connections to other developments and existing or future trails. The following strategies are recommended for the improvement of trails as a tourist and quality of life asset of the Grayling area. • Support the continued use, maintenance and expansion of links to existing trails in the Grayling area. • Invite organizations that foster trail use and trail building to discuss trail needs and options for meeting those needs with the citizens of the City of Grayling and Grayling Township. • Explore new opportunities for trails and trail extensions on public lands with the Military Board, the Department of Natural Resources and the United States Forest Service as a part of the Northern Michigan Ecosystem Management Program. • Encourage property developers through design guidelines and the site plan review process to develop trail connections or to reserve space for future open space trail connections to other developments and existing or future trails. AFFORDABLE HOUSING The City of Grayling and Grayling Township have a mix of housing stock. However, most are modest in value (over half the owner occupied houses in the City were valued below $50,000 in 1990 according to the US Census). Due to relatively modest incomes of the work force, compared to Michigan and the rest of Crawford County, there needs to be an ample supply of affordable housing-especially if industrial expansion policies result in a substantial increase of new jobs. Issues related to affordable housing include: • There is a great need for affordable housing in the Grayling area. • Many houses are in need of repair, both within the City and in the Township. • The City already has built housing using federal monies for families requiring subsidized housing. These are managed by the City's Housing Commission. • There is a need for housing close to employment opportunities. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-7 • • The publicly owned housing is fairly close to the industrial park. Housing construction costs make the building of new affordable housing difficult. The following options are recommended to deal with this issue: • Promote fix-up programs to rehabilitate substandard housing as an alternative to new construction. • Enlist the aid of organizations such as Habitat for Humanity to renovate existing homes or to build new, infill housing. • Provide incentives to developers to build affordable housing like increasing permitted housing density in areas where services are adequate. • Prohibit the construction of low density housing within the growth boundaries so that lower cost, higher density housing can be built within or close to the City, saving land infrastructure and service costs. APPEARANCE The appearance of houses, businesses, public parks, streets and institutions has an effect on both the business climate and the quality of life of residents. Appearance is a factor of design quality of signs, buildings and landscaping; maintenance and repairs of buildings, signs, streets and sidewalks; the balance of man made and natural materials and cleanliness. Issues related to appearance include: • The Grayling area is uniquely beautiful in its natural setting of woods, rivers and lakes. • The City of Grayling and portions of the Township have historic buildings dating to the early logging and farming activities which provide important variety to the architecture of the community. • The design of signs, buildings and landscaping are often in contrast to the natural setting of the community, and are no more unique in Grayling than in most other Michigan communities. Grayling is becoming indistinguishable from other places. The appearance of building and developed areas in Grayling and Grayling township contrasts with the natural setting in the choice of materials, the style of architecture and signs and in the large amount of hard surfaces in and around developed areas. Often these contrasts are not attractive. • An indistinguishable community loses its attraction as a destination and then needs to rely on pass-through business for survival. • The condition of many houses in the City and Township is deteriorated, adding to a blighted appearance. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-8 The following options are available to deal with appearance issues: • Use design guidelines to illustrate how development and redevelopment can retain natural elements in the landscape. • Use design guidelines and education programs to illustrate good visual design principles. • Encourage good design in new development and redevelopment. • Stricter enforcement of codes and blight ordinances. The following strategies are recommended to deal with issues related to appearance: • Develop illustrated design guidelines to show property owners how to develop and maintain their properties in ways that contribute to an attractive and unique Grayling community. These guidelines would pertain to residences, businesses, industries and institutions. The guidelines should be in the form of suggestions, and would not have regulatory powers. • Enforce existing appearance and trash codes. • Develop incentive programs for property improvement, such as beautification awards. • Host workshops and conferences that present approaches for the community and individuals to protect and enhance community appearance (also called community character). OLD BEAR ARCHERY For decades Gray ling was synonymous with Bear Archery Company and Fred Bear. Some years ago the company moved south and the plant remained empty. The building is located on M-72, just west of the intersection with the Business Loop (James Street). It is within the City boundaries. Issues related to the Bear Archery Building and property are as follows: • The site, which is large and highly visible, is underutilized. • A small manufacturing company has moved into the back half of the building but the front half is underutilized. • Environmental clean-up requirements for industrial uses are minimal. They may also be minimal for commercial uses as well. There are more pros than cons to future use of the site. • The site, zoned commercial in the front and industrial in the back, is located in the middle of a commercial strip. • The site has prime commercial location. There are other industrial sites available. However, the back half may be suitable for continued industrial use. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-9 The following options are recommended for use in dealing with the old Bear Archery facility. • Rezone the property for commercial use. • Permit industrial uses on the site as a nonconforming use until vacated if rezoned commercial. • Assist property owners with environmental cleanup. MILITARY AIRPORT Adjacent to the north west boundary of the City of Grayling is the Grayling MacNamara Airport. The airport is occasionally used by the National Guard for its training and transport activities. Issues related to the military airport are as follows: • The airport contains underutilized land close to City services, a potential labor force, and nearby interstate highway interchanges. • The policies by which the Military permits use of public lands for private purposes. Leases have occurred when there can be a clear public purpose described. The following options are available for use in dealing with the military airport: • Seek an agreement with the State Military Board and the Federal government to use part of the military airport for private economic development. • Use portions of the airport, such as aircraft maintenance hangars, for private industrial use. Recommended strategies for dealing with this issue include: • Expanding private use of the facility, especially for industrial uses that need airport access. • Promote industrial development of portions of the airport property. DOWNTOWN DEVELOPMENT Downtown commercial activity occurs primarily along two crossing streets, Michigan Avenue and I-75 Business Loop (James Street). The old downtown of Grayling is primarily on the two blocks of Michigan A venue on either side of James Street. Issues related to the development of the downtown are as follows: • Exterior facades on many buildings are in a deteriorated condition. • Architectural integrity of many buildings to their period of construction is not consistent. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-10 • • Many of the businesses on Michigan Avenue are not directly adjacent to the 175 Business Loop, and consequently are not as visible to drive-through traffic. Business success in this location might be helped if more people lived close to the downtown. The following options are available to deal with this issue: • Conduct a facade improvement study, which should provide a range of design suggestions for increasing business visibility, improving the attractiveness and architectural integrity of downtown businesses. • Change the Zoning Ordinance to permit residences above commercial buildings as a way to enhance their long term viability and increase the market for goods & services. Recommended strategies for dealing with this issue include: • Improving exterior facades--retum to historic architecture where pertinent • Encouraging commercial use of buildings not office or unrelated uses • Encouraging, where feasible, upper floor residential use if adequate parking is available. UPDATE ZONING MAPS TO BE CONSISTENT WITH PLAN Both the City of Grayling and Grayling Township have zoning maps. The primary issue related to Zoning Maps and the Master Plan is: • reflect all of the land use designations illustrated in the Future Land Use Map. The options and recommended strategies available to deal with this issue include: • Prohibit the expansion of commercial zoning districts. The areas now zoned commercial are adequate to meet the commercial needs of residents and travelers to the Grayling area for the next 20 to 25 years if the projected population and employment became a reality. Premature expansion of commercial land use could lead to the decline of existing commercial areas and negative impacts on nearby residential or natural areas. • Permit only higher density single family and multi-family residential within the growth boundary. Low density single family residential housing within the growth boundary consumes large amounts of land that is expensive to service, does not support the extension of public services and limits affordable housing opportunities. • Permit only medium and low density single family residential uses on private lands outside the growth boundary. • Maintain an effective green buffer of public lands and undeveloped or sparsely developed private lands between compact development surrounding the City and the area of the Township beyond a green buffer. City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �5-11 • Rezone land consistent with the Plan for more intensive use, only when the public services and facilities necessary to service the development are adequate. station8 :\ winword\gray ling\gra ych5 .doc City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �1 5-12 Map5-1 Public Lands in Grayling Township City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �Map 5-1 GRAYLING TOWNSHIP City of Grayling & Grayling Township Master Plan Project North 1r B Public Lands State and Federal) c=J Privately Owned Land - City of Grayling Boundary • • • Grayllng Township Boundary 1R POTENTIAL LAND EXCHANGES ~ STATE LANDS PROPOSED FOR EVENTUAL TRANSFER FOR PRIVATE DEVELOPMENT �-- Map 5-2 GRAYLING TOWNSHIP City of Grayling & Grayling Township Master Plan Project North if l.mffl c=J '.~ ..~ :........~i ~i~ , :za. .: /: --. -,~::.__;. Privately Owned Land City of Grayling Boundary • • Grayling Township Boundary • l i ; . . .. . •:: ,, Public Lands (State and Federal) 1£ Z:411~~~'%!f' K TR . Grayling Township Trails • • • • Michigan Trail Riders Association Horse and Hiking Trails ■ ■ ■ ■ ■ • Snowmobile Trails u. u �5-13 Map 5-2 Recreational Trails in Grayling Township City of Grayling/Grayling Township Master Plan Chapter Five: Special Issue Analysis �6-1 Chapter Six VISION STATEMENT, GOALS AND OBJECTIVES INTRODUCTION This chapter contains a common vision statement for Grayling Township and the City of Grayling plus goals and objectives to reach that vision. The vision statement describes a future that residents of the community would like to achieve. A vision-based plan is different from one that simply predicts trends and tries to accommodate them. A trendsbased plan may not reflect the kind of future residents really want. A vision-based plan provides direction to the community as it makes both short-term and long-term decisions about land use. A Vision for Grayling's Future Introduction Achieving a common vision for the future of Grayling Township and the City of Grayling is a critical part of development of a joint Master Plan. The following visioning statement began with comments made by Grayling Township and City of Grayling residents at a "Futuring" Town Meeting in May of 1996. Residents were asked to imagine themselves in Grayling Township and the City of Grayling, 20-25 years into the future. Residents were asked to describe what they "saw." These statements were recorded and compiled into the following vision statement, which was reviewed and refined by the Township Planning Commission, Township Board and City Council. When reading this vision it is necessary to mentally "transport" yourself 20-25 years into the future. The text is written presuming the year is 2020. This approach is intended to give a clear sense of direction, focusing community efforts toward achieving the future described in the vision. Vision Statement Grayling Township and the City of Grayling have moved into the 21st century as one of the most desirable places to live within Northern Michigan. This has been achieved in spite of the impacts of growth, which has concentrated new development in the relatively small area of privately owned land within the two jurisdictions. Residents and businesses in Grayling Township and the City of Grayling enjoy a rich quality of life and are reaping the benefits of commitments made years ago. The rich visual splendor of the natural environment, as well as social and economic characteristics of the community that initially attracted residents have not only been maintained over time, but enhanced. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-2 Beginning in 1996, coordinated proactive initiatives were undertaken which went well beyond common practice of the day in order to enhance the quality of life in the Township and the City. The results of this hard work are obvious to visitors and residents alike. The buzz word of planning in the 1990's was sustainability (meeting the needs of the present generation without compromising the ability of future generations to meet their own needs). Grayling Township and the City of Grayling have become a true reflection of sustainability, as evidenced by the qualities and conditions described below: The City of Grayling is known as a vibrant resort/commercial community of varied smallscale businesses, recreation services, small industries plus single family homes along treecovered streets. It has a charming, historic, small-town character in the midst of large tracts of northern Michigan forest. Entry into the community at the interchanges on I-75 and from Highway M-72 presents an attractive welcome, due to unique signs that reflect the historic flavor of the City and its compact settlement pattern set in the north woods. Grayling Township has large tracts of publicly owned land which is mostly forested. Quiet, tree-covered residential areas are tucked among the forests, next to Lake Margrethe and along the AuSable River. Attractive, thriving resort, commercial and industrial businesses are located adjacent to the City. The Grayling area maintains both visual and economic links to its heritage as a lumbering town and its present role as a destination recreation area. The visual character of the City and adjacent commercial areas within the Township is uncluttered and adorned with abundant natural features. Streets and public spaces are planted predominately with naturally occurring species of vegetation rather than ornamental species. Signs are fairly uniform in size, are made predominately of natural materials and are simple in design. Utilities are buried underground. Streets are paved and well maintained. Street lights adorn the City streets. The interchanges on 1-75 have been upgraded to standard all direction designs. Many businesses and public buildings reflect a period of the previous century, while more contemporary buildings reflect the northern Michigan setting and blend or accentuate nature. Buildings are attractive -- there are no eyesores. A considerable improvement in the appearance of land, homes and businesses occurred at the end of the century as neighbors helped neighbors clean up yards, paint old buildings and remove unneeded junk and other materials. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-3 Residents appreciate and are good stewards of the natural environment, protecting wetlands and floodplains from encroachment and from siltation or dumping. Riparian owners plant and maintain buffer vegetation that help maintain and improve water quality by filtering runoff and cooling flowing water. Lake Margrethe, the AuSable River and drains that flow into those water bodies are protected and flourish with natural vegetation along the banks and clean flowing water. A wide range of species contribute to both plant and animal diversity. Grayling Township and the City of Grayling are models of residential, commercial and industrial resource protection and havens for wildlife. The protection of natural features has resulted in an improved visual character of the community. The Township and City have thriving commercial, industrial and resort businesses that provide employment to support most families in the community. The former Bear Archery property has been redeveloped and the City's industrial park has been greatly expanded to the south. The Grayling area has the lowest unemployment and poverty rate in the State. More children stay in the area after high school graduation or return after college. There is sufficient competition among local stores to keep prices at an affordable level. Some State lands close to the City have been transferred to private ownership, according to a plan that resulted in additional development, businesses and jobs, without jeopardizing the stewardship interests in the State lands managed for the public benefit. The military base remains a strong physical and economic presence in the community and continues a tradition of mutually supportive activities with the City and Township. Many different affordable housing opportunities exist within the community and people do not have to commute long distances to work. Neighborhoods are very distinct and have strong associations that work to improve neighborhood quality. People in the City of Grayling and neighborhoods in surrounding Grayling Township exhibit a friendly, cooperative attitude, volunteerism abounds and there is a commitment to education and pride in their community. Students in Grayling receive a quality education that matches state and national standards. As a result of that education, and the emotional support and commitment of the community to everyone's self esteem, there is little or no crime, drug use, divorce or teen pregnancy. Health care and services for seniors is high quality. Pride in the community is shown through the constant upkeep of residences and businesses by individuals and the proper maintenance and snowplowing of roads by government road authorities. Residents are active in local government and are willing to pay for improvements to services that are needed. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-4 Important civic and recreational facilities, such as the High School, Mercy Hospital, Hartwick Pines State Park, the AuSable River and City and Township parks are connected to all the neighborhoods by bike paths. Targeted road improvements have improved traffic flow, reduced accidents and reduced travel time. Recreation is a major part of the Grayling area economy and quality of life. Trails for cross-country skiing, snowmobiling, biking and hiking provide multi-season recreation. Canoeing continues on a well-protected AuSable River. Fishing and hunting continues as important activities and there are plenty of fish and game. More people also come to the area for bird watching. An indoor sports complex with a swimming pool in the City provides year around fun for local residents. Goals and Objectives Introduction The following section lists goals and objectives for Grayling Township and the City of Grayling to accomplish in order that the vision be achieved. Goals describe what the community wants to achieve, and objectives are steps to reach those goals. Goal One The City of Grayling and Grayling Township are attractive, well planned communities with a coherent visual character reflecting its location and purpose. Objectives: • Develop design guidelines to show property owners how to protect and enhance buildings and grounds with improvements to signs, building facades, landscaping and parking areas. • Modify, adopt or support enforcement of ordinances that protect visual character, such as blight, noxious weed and sign ordinances. • Encourage compact residential and commercial development and re-development to parcels close to existing development. • Provide training for the Township Planning Commission, Township Board and City Council in how to better enforce ordinances. • Development of new and improved tourist destination attractions and supporting services within the City and Township. • Redevelopment and revitalization of the City commercial district. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-5 • • • • • • • • • Capitalize on the Township's unique natural resources as a means to promote growth and development in the area close to the City. Create a network of trails and walkways to link downtown, the community, and the AuSable River. Emphasize the downtown's historic character and river orientation while reinforcing its small town charm. Create an environment which is oriented to both water-based and land-based visitors. Establish the City as the major center for culture, entertainment and celebrations. Plant more trees along City streets and along highway entryways. Enforce existing appearance and trash codes. Develop incentive programs for property improvement, such as beautification awards. Host workshops and conferences that present approaches for the community and individuals to protect and enhance community appearance (also called community character). Goal Two The economic climate of the City of Grayling and Grayling Township supports full employment and all persons living above the poverty level. Objectives: • Create new jobs through retention and expansion of existing employers and the attraction of new companies. • Target both the light industrial and recreation sectors of the economy for new job creation. • Continue development of the industrial park to accommodate new and expanding business and manufacturing development. • Expand the business and industrial development marketing program to support business attraction and retention. • Support reuse and redevelopment of older industrial sites throughout the City and Township--especially the former Bear Archery property. • Continue to upgrade and enhance the City's transportation and infrastructure system to satisfy the needs of business, industry, tourists and residents. • Coordinate activities between Grayling Township, the City of Grayling and Crawford County as a means of supporting economic development initiatives area-wide and promoting a positive and strong image for the Grayling area. • Establish technical and educational support programs which match residents with industry needs. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-6 • • • • Develop a strategy for use of military land at the airport for private job generating uses. Pursue an agreement with the State which specifies the terms under which those State lands between M-72 and Four Mile Road and east of I-75 would be sold for the purpose of an incremental expansion of the industrial park and west and north of I-75 for future residential development. Improve one of the north-south roads connecting M-72 with Four Mile oad (either south Barker Lake Road or South Staley Lake Road). Enlarge the highway oriented commercial node in the area of the Four Mile Road interchange, especially in the area immediately to the west of the interchange up to one mile from the interchange, to the depth of the current commercial area. Goal Three Grayling Township and the City of Grayling, together, are a recreation destination and provide a wide range of recreation opportunities for local citizens and tourists. Objectives: • Enhance the natural beauty of the City by planting more vegetation, making its physical assets both accessible and memorable to visitors. • Coordinate local efforts with planners of State lands to enhance management for recreation. • Develop a Township Park with activities geared to families. • Develop an indoor recreation facility for area residents that includes a swimming pool. • Develop trail links between the City of Grayling and area facilities such as the High School, Mercy Hospital, the AuSable River, Hartwick Pines State Park, a new recreation facility and other recreation destinations. • Promote the Grayling area as a place which is attractive to resorters, destination vacationers and transient tourists alike. • Strengthen the diversity of shopping and recreational opportunities available to all visitors. • Maintain a high level of hospitality and service for residents and tourists alike. • Protect and improve public access to the lakefront and River. • Coordinate implementation of the County-wide recreation plan. • Coordinate with Camp Grayling the issue of access and improvements to the Hanson's Hill ski area. • Explore new opportunities for trails and trail extensions on public lands with the Military Board, the Department of Natural Resources and the United States Forest Service as a part of the Northern Michigan Ecosystem Management Program. City of Grayling/Grayling Township Master Plan Chapter Six: Vision , Goals and Objectives �6-7 • Encourage property developers through design guidelines and the site plan review process to develop trail connections or to reserve space for future open space trail connections to other developments and existing or future trails. Goal Four The highways, streets and roads in the Grayling area provide adequatf! transportation for the needs of local residents and businesses in all seasons. Objectives: • Develop a comprehensive transportation system which maximizes travel options, including the automobile, bike paths, sidewalks and River paths within the City and to key places in the Township. • Improve traffic safety along the main routes through the City of Grayling. • Improve the safety and efficiency of the City's street system. • Ensure adequate public and private parking is available to meet resident and visitor needs. • Alleviate truck traffic on the business loop and traffic congestion problems within the City during peak visitor travel periods. • Maintain the long term function and capacity of the City's arterial highway system as well as connecting roadways by working closely with MDOT, the County Road Commission and adjacent jurisdictions. • Improve interchanges along I-75 so they are all standard all direction designs, if feasible. • Improve one of the north-south roads connecting M-72 with Four Mile Road (either south Barker Lake Road or South Staley Lake Road) and extend Industrial Drive south to Four Mile Road. Goal Five The commercial areas of Grayling Township and the City of Grayling are economically healthy, contribute to the visual character of the community, and provide a wide range of goods and services at affordable prices. Objectives: • Maintain and improve the diversity of shopping opportunities. • Develop design guidelines to help merchants enhance the visual character of their businesses. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-8 • • • • • • • Create attractive, safe, convenient, and pleasurable pedestrian routes throughout the City's commercial area. Establish new residential development abutting the commercial areas of the City and Township. Encouraging, where feasible, upper floor residential use in the downtown if adequate parking is available. Identify and emphasize structures and places of historical and/or architectural significance to support and reinforce the special identity and character of the community. Create a network of green spaces, providing a focus and variety of experiences while enhancing comfort in the commercial areas. Define, maintain and buffer the edges of commercial areas as related to surrounding neighborhoods. Conduct a facade improvement study, which should provide a range of design suggestions for increasing business visibility, improving the attractiveness and architectural integrity of downtown businesses. Goal Six Grayling area communities have first-rate health care and senior services plus adequate sewer, electric and water service, police and fire protection and animal control. Objectives: • Provide comprehensive and cost effective police protection, fire protection and ambulance service. • Provide support services in locations convenient to all neighborhoods and residents. • Provide public/private self sufficiency programs for individuals with special needs. • Cooperate with the County in the provision of certain community facilities and programs, such as prisons and animal control. • Preserve the City's and Township's ability to satisfy long term solid waste disposal needs. • Maintain the City's sewer and water system and its capacity to satisfy future long term needs. • Coordinate underground infrastructure construction with road construction. • Bury all power, telephone and cable lines as the opportunity presents itself. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-9 Goal Seven The Grayling area has high-quality education for basic K-12 schooling, job training, adult education, post-high-school education opportunities and cultural/historical facilities. Objectives: • Develop and maintain high quality job training, continuing education and post-high school programs. • Promote parental involvement in school programs. • Promote business mentor programs and involvement in the schools. • Develop and maintain cultural/historical facilities in keeping with community support. Goal Eight The citizens of Grayling Township and the City of Grayling live in harmony with the environment. Objectives: • Grayling Township develops and promotes a community recycling program in conjunction with the City's existing program. • City and Township offices develop programs to recycle and to buy recycled products. • The Township develops a composting program in conjunction with the City program. • The City and Township promote and enforce practices to protect drains, creeks, rivers and lakes from chemical pollution, siltation and warming. Goal Nine Area natural resources, such as trees and water, are abundant and protected. Objectives: • Develop a vegetation management plan for the City of Grayling and residential areas of the Township that provides direction for residents in developing and perpetuating a tree canopy and other vegetation that contributes to a natural visual character. • Acquire easements (where possible) for public open space to the banks of rivers and lakes in developed areas and to wetlands, including buffers along edges of wetlands. • Develop design guidelines for sensitive natural areas for use by private property owners in managing their properties to protect natural resources. • Develop pedestrian and bicycle links between residential neighborhoods and the parks. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6-10 Goal Ten The City of Grayling and Grayling Township enjoy responsive, responsible governments that are well coordinated and frequently interact with each other. Objectives: • Support uniform zoning, building and fire codes (as appropriate) and enforcement of those codes in both the City and the Township. • Adopt and administer compatible zoning along the City-Township border and Township border with other townships. • Evaluate and refine as needed, the City of Grayling and Grayling Township lot split ordinances. • Develop a region-wide transit system. • Coordinate efforts to promote the Grayling area to the mutual benefit of all jurisdictions. • Develop a set of common policies and programs which address issues larger than those of individual jurisdictions. • Work cooperatively towards maximizing County and State investment within the Area. • Support joint recreational efforts in both the City and the Township, and the local school system. • Develop a regional community center with an emphasis on youth programs. Goal Eleven Volunteers in Grayling Township and the City of Grayling stimulate enthusiasm for community interaction and help provide for those in need. Objectives: • Volunteer organizations in both Grayling and Grayling Township work cooperatively to identify and prioritize needs and to implement projects to address those needs. • Develop or enhance recognition programs for contribution of volunteers to the local community. City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �6- l l Goal Twelve Camp Grayling and the National Guard remain a substantial, positive part of the life of Grayling Township and the City of Grayling. Objective: • The City and Township continue to work with the National Guard, Camp Grayling administration to address issues of mutual concern in supportive ways. Goal Thirteen: Grayling Township and the City of Grayling have an adequate supply of quality, affordable housing. Objectives: • Promote fix-up programs to rehabilitate substandard housing as an alternative to new construction. • Enlist the aid of organizations such as Habitat for Humanity to renovate existing homes or to build new, infill housing. • Provide incentives to developers to build affordable housing like increasing permitted housing density in areas where services are adequate. • Prohibit the construction of low density housing within the growth boundaries so that lower cost, higher density housing can be built within or close to the City, saving land, infrastructure and service costs. stations :\winword\grayling\graych6 .doc City of Grayling/Grayling Township Master Plan Chapter Six: Vision, Goals and Objectives �7-1 Chapter Seven FUTURE LAND USE INTRODUCTION Desired future land use arrangements may be difficult to understand if a community were to rely only on the vision statement, goals and objectives in Chapter Six. A generalized description of future land use arrangements that represents one consistent implementation of adopted goals, obj'ectives, and policies is a valuable aid. It is easiest to understand if accompanied with a map. This chapter presents Future Land Use Maps, policies and accompanying text to guide future land use decisions in addition to the vision statement, goals, objectives of Chapter Six. The Future Land Use Maps accompanying the description of future land use in this Chapter (see Map 7-1 and 7-2) seeks to anticipate community land use arrangements for 20-25 years (with the exception of the large industrial area between M-72 and Four Mile Road which is intended to met community needs for a much longer period). The Future Land Use Maps have been formulated based on information in the preceding chapters. The land use arrangements are based on analysis of existing land use, impacts of area trends, projected future land use needs if current trends continue, characteristics of vacant land, community needs for a strong employment base and the land use pattern suggested by the vision statement, goals and objectives. A few key planning and design principles were used to evaluate land use arrangements leading to this Plan. This Plan generally supports application of those principles well into the future. Areas of residential, commercial and industrial land within the growth boundary should be adequate to meet the needs of the community for many decades. Even with slightly different trends and projections, application of the same principles could lead to slightly different conclusions. However, these differences would be related more to the timing of particular land uses than their location or relative relationships to adjoining uses. For example, if a large mixed use development (e.g. 100 single family dwelling units plus some commercial) were built near the City or if a large single employer would enter the scene (e.g. a forest resources-based facility) land use arrangements in this Plan should be able to accommodate them. However, because of changing conditions, it is crucial that this Plan be regularly reviewed and updated at least once each five years to insure its continued relevance in guiding future land use change. City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-2 PLANNING AND DESIGN PRINCIPLES Future land use arrangements were determined based on compatibility with surrounding land uses, natural capacity of the land for particular uses, availability of necessary infrastructure and services and consistency with the vision statement, goals and objectives. The following planning and design principles are the technical foundation in support of the proposed land use arrangements graphically depicted on Maps 7-1 and 7-2. The planning principles listed below are implemented primarily through zoning regulations and applied during the site plan review process. These principles are consistent with the vision statement, goals and objectives in Chapter Six and should, along with the relevant land use policies in this and the next chapter, be a key basis for reviewing any subsequent changes to the proposed Future Land Use Maps. These planning principles are: • Protection of Public Health and Safety • Conservation of Sensitive Natural Resources • Environmental Protection • Minimizing Public Service Costs • Efficiency and Convenience in Meeting Land Use Needs • Insuring Compatibility Between Land Uses (Nuisance Prevention) • Sustaining a Job Base Adequate to Support Families. Often a land use decision based on one principle also advances another. For example, prevention of filling or construction on floodplains protects public health and safety, conserves natural resources, protects the environment, and minimizes public service costs (especially for relief efforts). It may also create a valuable buffer or open space between uses and hence helps insure compatibility. Protection of Public Health and Safety Key situations in which this principle is applied include: • A voiding construction or altering construction in areas which present natural hazards. In the Grayling area the primary natural risk is from forest fire and homes built among Jack Pine should have adequate access for emergency response vehicles. There are also areas of wetlands (soils not well suited for support of foundations) and soils with a high potential for groundwater contamination. • A voiding construction in areas with soils contaminated by hazardous and/or toxic waste until after they have been safely cleaned up and certified for reuse. • A void construction in flood prone areas City of Grayling/Grayling Township Master Plan Chapter Seven : Future Land Use �7-3 • A voiding strip development with too many driveways close together in order to prevent congestion and traffic accidents. Conservation of Sensitive Natural Resources Failure to consciously protect sensitive natural resources exposes a community to the risk of destruction of those resources which are often the foundation for an area's character and quality of life. Sensitive natural resources include wetlands, natural rivers, areas supporting an abundance and diversity of wildlife, and unique wooded lands. Poorly planned development in or near these areas can not only destroy the resource and the natural character of the area, but can also result in higher public service costs and gradual degradation of an area's tourism potential. Environmental Protection This principle aims at preventing pollution, impairment, or destruction of the environment. While there is considerable overlap with natural resource conservation issues, environmental protection measures focus primarily on air and water quality, and the impact of activities where the water meets the land. Environmental quality is best preserved by planning for appropriate land use activities in and near the waterfront and preventing contamination of air, soil and water. This usually means conducting environmental impact assessments before undertaking certain projects and insuring conformance with all applicable Federal, State and local environmental regulations as new development or redevelopment occurs. Minimizing Public Service Costs Public service costs may be minimized by encouraging new land uses where existing infrastructure is not used to capacity and where expansion can be most economically supplied. This also results in compact settlement patterns, prevents sprawl, and is usually favored by taxpayers because it results in the lowest public service costs both for construction and maintenance. Efficiency and Convenience in Meeting Land Use Needs To be efficient in meeting future land use needs, existing infrastructure must be optimally used and infrastructure expansion must occur in a manner which keeps the costs low. It also means locating future land uses so that travel between activity centers is minimized, for example, building schools, neighborhood commercial development, and day care facilities, ne,ar the residential areas they serve. This saves municipal costs on initial facility and road construction as well as on future maintenance. Because trips are shorter, it reduces everyone's gasoline expenditures, and conserves fossil fuel supplies for future use. It also reduces travel times and if auto, pedestrian and bicycle travel are planned for, it increases modal opportunities. City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-4 Insuring Compatibility Between Land Uses A central objective of land use planning is to locate future land uses so that they are compatible with one another. This prevents future nuisance situations between adjacent land uses, such as loud sounds, ground vibrations, dust, bright lights, restricted air flow, shadows, odors, traffic, and similar impacts. A few obvious examples of incompatible land uses include factories, drive-in establishments, or auto repair facilities adjacent to single family homes. With proper planning, land uses can be tiered to buffer impacts and orderly development can occur. Examples include: commercial service establishments on highway frontage with backlot wholesale, storage, or office uses abutting a residential area; or single family residential uses adjacent to park and recreation areas. Sustaining a Job Base Adequate to Support Families A community that has a safe, quality environment, efficient services, and has compatible land uses may not remain a good place to live without a job base that offers sufficient wages to support families. While not all jobs that support families living in Grayling need to be located within Grayling because of excellent transportation facilities connecting to other job markets, without an enlarging job base in the City, growing public service costs must be spread across homeowners in greater proportions in the future. Applying Planning Principles Community Character When applying the above planning principles to new development proposals, one of the key considerations is compatibility with the character of existing development in an area. In describing the character of Grayling, many descriptive words and phrases come to mind, among them: quiet, friendly, clean, small town, bountiful natural assets of water and woods, and good location. Chapter Two documents the existing community character of Grayling. Development Almost all of the land in private ownership in the City of Grayling is developed. The City should use zoning and public improvements to continue to insure that these lands are neither over-developed nor under-developed, and that new development is compatible with adjacent, existing development. The Township and the City should work together to insure that higher density development occurs within the growth boundary and only limited, low density development occurs outside the growth boundary. As new development occurs on vacant land and on land abutting City limits, special efforts should be taken to place each project in the context of the whole City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-5 community and not view it as an isolated element. Each new development should blend with the natural and built environment around it, be linked to it in safe and convenient ways and contribute to the unique small town character of Grayling and the rural character of Grayling Township that is widely recognized and enjoyed by so many. Tourism A sustained tourist-oriented business sector is something that many Grayling business owners want to continue. Yet the increased activity and congestion that . go with successful tourism are characteristics which may negatively impact on abutting neighborhoods. New tourist related downtown development and associated infrastructure improvements need to be planned so as to support the improved quality of (rather than diminish the quality of) abutting neighborhoods. Blending the Resort Areas with the Year-Round Community There will probably always be a division within the community between resort and seasonal areas and year-round areas. Recognizing the importance of each and fair representation of both in community decision making will be an ongoing challenge in making future land use and infrastructure decisions. Achieving and maintaining a balance will be the key to long term success. The existing commercial and residential areas are generally well separated and the demarcation lines are fairly clear. It will be important that they remain essentially where they are as far as new commercial activity, or the necessary balance may be lost. Year-Round Employment/Industrial Development Historically, Grayling has had a mixed source of employment: seasonal service related to tourism, manufacturing and government. Recent developments have helped produce a more balanced, year-round mix of employment opportunities. Winter tourism activities are steadily drawing more people through northern Michigan towns such as Grayling. New industries in Beaver Creek Township to the south of Grayling are a sign of interest in locating in the Grayling area. The hospital has become a major employer in Grayling. New industrial development is both needed and desirable. There are appropriate locations available, and the City should continue its efforts to market this space, add to it as needed, and insure that improvements in quality of life are maintained and improved to help attract good employers. FUTURE LAND USE The mapping of future land use is a pictorial extension of the vision statement, goals and objectives stated in this Plan. Land use is the primary purpose for which a parcel of land is occupied. This Plan is designed to promote orderly development and ensure that appropriate areas are available for all classes of land uses City of Grayling/Grayling Townsh ip Master Plan Chapter Seven : Future Land Use �7-6 anticipated to be needed within the planning area during the planning period (roughly 20-25 years) based on existing trends and a community vision for the future. This Comprehensive Plan promotes orderly development in a number of other ways. Home owners can invest in their properties with protection from the intrusion and impact of incompatible uses in the neighborhood. Overcrowding can be avoided. The City and utility companies can adequately plan for the services needed in (re)developing areas and ensure that adequate land has been anticipated for all necessary uses. The land use/cover categories, mapped for Grayling Township and the City of Grayling on Maps 7-1 and 7-2, are described as follows: • Low Density Residential. This is residential housing on large lots, about one acre or larger. Many are on five to ten acre or larger parcels. Some of these homes are located on long drives, away from the road and others are built close to the road, as strip residential. Additional, low density residential development is planned only in Grayling Township, and is not planned for any land within the Growth Boundary. • Medium Density Residential. This category includes homes on half to one acre lots. Most of these are located close to the city or near Lake Margarethe or along the river. • High Density Single Family Residential. These homes are built on city lots, usually on one quarter acre or less. • Commercial. These are retail and service establishments, such as restaurants, motels, gas stations and grocery stores. • Office. This category includes such businesses as doctor's offices, insurance agents and real estate offices. • Industrial. This category includes businesses that manufacture or assemble goods or process raw materials such as forest products. • Recreation. Recreation uses includes golf courses, parks and ski hills. • Public and Institutional. This category includes government offices, cemeteries, hospitals and schools. • Wetlands. These lands have seasonably high water or standing water which generally makes them unbuildable. • Forest. These lands are covered by at least a 16% stand of trees. • Open lands. These are undeveloped lands which have less than a 16% tree cover. Note: Not all of these categories are represented on both the City and Township Existing Land Use/Cover Maps. City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-7 LAND USE POLICIES POLICIES Policies are statements to guide the C1ty Council, Township Board, Township Planning Commission, other boards, authorities and departments in making decisions and developing programs to serve citizens. Following are land use policies developed based on the vision statement, goals and objectives to guide future land use decisions in the City of Grayling and Grayling Township. The policies are organized by general category. Environmentally Sensitive Areas These areas include wetlands, floodplains, steep slopes (generally along the AuSable) and special wildlife habitats. It is the p~licy of the City of Grayling and Grayling Township to: • Preserve environmentally sensitive areas and use them for passive recreation, open space, flood storage and hunting (where compatible with adjacent land uses). ·• Avoid construction on environmentally sensitive lands. Developers shall build on uplands where construction will not damage steep slopes and nearby wetlands or floodplains. • Permit only very low density residential development on large lots on privately owned areas of environmentally sensitive lands. High Fire Risk Areas Large portions of Grayling Township contain pine forests in which the predominant species is Jack Pine. These areas are at high risk for fires and for fires that spread rapidly. See Map 2-1. Homes built in those areas are especially at risk from fire and historically, have often been built with limited accessibility for emergency vehicles. It is the policy of Grayling Township to: • Permit only very low density residential development in High Fire Risk Areas on large wide lots (10 acre minimum) • Encourage State land managers to only permit passive recreation and hunting rather than activities that could promote fires in these areas • Promote only those road improvements that can help ensure safe emergency access to remote properties • Clear Jack Pine and large canopy trees away from residences in fire-prone areas. City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-8 Waterfront Areas There are two common types of waterfront properties in the Grayling area. These are lakefront, on Lake Margarethe and riverfront, along the AuSable River. Development that places large areas of impervious surfaces adjacent to water bodies tends to contribute to the degradation of water quality through increases in sediments, oils, chemicals and temperature both during and following completion of construction. It is the policy of Grayling and Grayling Township to: • Permit the division of land for residential development only into low density, wide lots, along waterfront in the Township and on smaller lots in the City • Permit construction only above the floodplain • Encourage property owners to plant greenbelts along the shoreline of both lakefront and riverfront properties • Ensure that land di visions for residential areas allow enough lot area for safe septic systems with adequate distance between septic systems and water wells. Other Residential Areas There are a variety of different residential neighborhoods in the Grayling area. Some of these are older neighborhoods within the City while others include subdivisions just outside the City and strips of houses along the rural roads. It is the policy of Grayling and Grayling Township to: • Encourage the highest density residential development within or close to the City on public sewer and water wherever possible • Limit lot size based on the septic suitability of soils, in areas that will not be on public sewer and water, increasing minimum lot size where necessary to prevent groundwater contamination • A void strip development in which houses line rural roads, decreasing traffic safety and decreasing rural character • Encourage residential development in planned subdivisions where houses can be placed for an efficient use of the land and public infrastructure • Encourage the design of residential subdivisions with pedestrian and bicycle links to commercial, recreation and institutional uses • Encourage the rehabilitation or redevelopment of substandard housing. Commercial Areas Gas stations, convenience stores, restaurants, specialty shops and motels line several of the streets in the City of Grayling and Grayling Township. In the Township, such commercial areas are located primarily adjacent to the City. Commercial businesses are an important part of the lifeblood of the community. The Grayling area has enough commercially zoned land to meet citizen needs for several decades. It is important to maintain a critical mass of commercial City of Grayling/Grayling Township Master Plan Chapter Seven : Future Land Use �7-9 enterprises in the existing commercial areas in order to ensure their long term viability. It is the policy of Grayling and Grayling Township to:. • Prevent new commercial development outside of planned areas • A void new strip commercial development that would serve to destroy the rural character of the community • Encourage more intensive redevelopment of existing commercial areas. • Permit the expansion of the commercial node at the I-75 and Four Mile Road interchange to expand up to one mile west of the interchange to a depth of the current commercial development. Industrial Areas Manufacturing, assembly and warehousing businesses are an important and, hopefully, growing part of the Grayling economy. Industrial uses are (in 1997) somewhat scattered into several industrial areas. There is existing space available in industrial parks. A few old industrial sites and the military airport are underutilized. Yet space for future job growth is inadequate. It is the policy of Grayling and Grayling Township to: • Encourage more industrial development on the military airport property • Expand industrial use contiguous to existing industrial areas • Plan incremental expansion of the industrial area between M-72 and Four Mile Road as South Barker Lake Road or South Staley Lake Road is extended and public sewer and water services are available • Reserve space for expansion of the sewage lagoons to accommodate new development. Park & Recreation Grayling is in the middle of one of the State's prime recreation areas. However, much of that recreation land is primarily available for hunting, fishing and canoeing, and to improve the quality of life for residents, there also needs to be playgrounds for children, ball fields and places for families to walk and ride their bikes close to their homes. Some of these needs are met by the public schools, the City of Grayling and the County Recreation Authority. It is the policy of Grayling and Grayling Township to: • Provide for parks and recreation space as new residential development occurs, both as part of the design of new subdivisions and as separate public parks • Link residential development to commercial, recreation and institutional uses with a network of trails and bike paths. Institutional Areas Schools, government offices and other services such as hospitals help citizens to meet personal needs, to function as a society and to have a good quality of life. It City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-10 is important that these institutions be located where they are readily available to the people they serve. It is the policy of Grayling and Grayling Township to: • Encourage all new schools to be built within or immediately adjacent to the City or an existing school facility • Encourage new medical and related services to locate adjacent or near to the existing hospital as provided in the Zoning Ordinance • Encourage all other new public and related institutional buildings to be erected within or immediately adjacent to the City unless a service response time (like a forest fire station) requires another location. Public Lands Grayling Township has more of the land within its borders owned by the public than by private land owners. This serves to provide a beneficial resource to a wide variety of individuals and businesses. It also limits the choices for locating new development. State and federal land policies make it possible for public lands to be sold to individuals and businesses, although in a limited amount and only for a purpose that serves the public good. One such public good would be to make land available for industrial expansion if the new industrial development does not harm existing business nor community and natural resources, and is phased coincident to the provision of adequate roads, sewer, water and related public services. It is the policy of Grayling and Grayling Township to: • Develop an official agreement with the appropriate State and federal agencies for sale of certain State lands for private development consistent with the land use, infrastructure and staging policies in this Plan. Community Character One aspect of the quality of life of a community is its visual character. A community that is an attractive place to live is better able to compete for business development, since those businesses will have an easier time attracting good workers and customers. It is the policy of Grayling and Grayling Township to: • Encourage annual clean-up/fix-up programs • Encourage preservation of the historic character of older structures • Preserve views to natural areas from public streets and other public property • Maintain natural vegetation along rivers/streams and lakes • Plant more trees in the City and along public roads • Encourage landscaping of parking lots and areas along public roads • Encourage parking on side and back of new buildings, not in front • Maintain existing parallel access roads along the I-75 South business loop and add along M-72 as the opportunity presents itself • Encourage improvement of the visual appearance of "out of character" buildings in downtown Grayling City of Grayling/Grayling Township Master Plan Chaµter Seven : Future Land Use �7- 11 • • • Initiate more beautification efforts in downtown Grayling and along other commercial strips Improve the image of the community as is presented at entry ways Preserve natural features and sensitive lands as new development occurs. station8 :\ winword\gray Ii ng\graych 7 .doc City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7- 12 Map 7-1 Grayling Township Future Land Use City of Grayling/Grayling Township Master Plan Chapter Seven: Future Land Use �7-13 Map 7-2 City of Grayling Future Land Use City of Grayling/Grayling Township Master Plan Chapter Seven : Future Land Use �8-1 Chapter Eight PUBLIC SERVICES & INTERGOVERNlVIENTAL COORDINATION PLAN INTRODUCTION AND PURPOSE The Future Land Use Plan discussed in Chapter Seven describes the desired pattern of land development throughout the City and Township through the establishment of land uses and densities for areas with common characteristics. The Public Services Plan described in this Chapter identifies the manner and degree to which public infrastructure and services are to be provided within the City and Township areas adjacent to the City to support the planned future land use pattern. Public services and related infrastructure include sewage disposal and potable water, streets and roads, police and fire protection, recreation, and general government services. Because the character and feasibility of land development is directly affected by the extent to which public services are available, the Public Services Plan works hand-in-hand with the Future Land Use Plan and is a critical element of the City of Grayling/Grayling Township Master Plan. OVERVIEW OF PUBLIC SERVICES Policy Basis The Public Services Plan is based on the principle of new development occurring concurrent with or after the public services necessary to serve it are in place. It is the specific intent of the Public Services Plan to minimize opportunities for the leapfrogging of more intensive development into the areas of Grayling Township that lack adequate infrastructure or are unsuitable to accommodate intensive development. The Public Services Plan consists of two policy strategies. The first identifies, by geographic areas, the relative level of new or expanded services. To this end, the Public Services Plan is based upon both the current and future planned land use pattern in the City and adjoining lands in Grayling Township. The expansion or introduction of increased public services is given greatest priority in those areas of the Township where the existing or intended future land uses are to be of such types, intensities or densities that the availability of adequate public services is crucial. The extension of public services will be limited to those areas delineated by the growth boundary on the Future Land Use Map. The City and Township will each base its future capital City of Grayling/Grayling Township Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �8-2 improvement projects, and the expenditure of funds for such projects, upon this policy. The second level of policy strategy addresses future decisions regarding improvements to the City's and Township's respective delivery of individual public services in response to existing conditions and anticipated needs. Collectively, these two policy strategies formulate the manner by which, and conditions upon which, future improvements should be made regarding public services. It is the policy of this Plan that all major public facility improvements be included in the capital improvement program (CIP) of the City or Township (or both if relevant). The Public Services Strategy calls for a future public services pattern quite different than the current pattern that is primarily within the City limits. Planned expansion of City services into discrete portions of Grayling Township is anticipated. The new areas served will be considered "partial urban service" areas until annexed to the City or until a full complement of urban services are made available by a P.A. 425 or other agreement. FULL AND PARTIAL URBAN PUBLIC SERVICES PROVISION The Future Land Use Maps (Map 7-1 and 7-2) depict the urban services area as ultimately expanded, by the year 2020 or beyond. It is also known as the growth boundary. This service district prescribes the extension of sewer and water to serve additional industrial and residential development. Urban Services A full complement of urban services are available to almost all developed properties within the City limits as of 1996. These urban services include paved roads, sidewalks, public water and sewer, electricity, gas, police, ambulance and fire protection. Partial Urban Services Partial urban services are available to those areas of Grayling Township which, in comparison to areas receiving full urban services, are generally characterized by lower development densities, less existing public infrastructure, lower public service levels, and the planned potential for a higher development density pattern on some currently undeveloped or underdeveloped lands. The future land use pattern within the area receiving partial urban services necessitates the need for a higher level of public services than exists in 1996 due to more businesses and homes and projected higher traffic volumes. In particular, lands receiving partial urban services are not capable of accommodating extensive commercial or industrial land uses, or significant high density residential development without City of Grayling/Grayling Townshi p Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �8-3 public sewer and water, improved roads, and better police, fire and ambulance service. This Plan recognizes that lands receiving partial urban services today may ultimately become part of the area receiving full urban service within the growth boundary. Incremental expansion of urban services as the need, opportunity and resources exists will be the principal vehicle for expansion of services outside the City limits. INDIVIDUAL PUBLIC SERVICE COMPONENTS Streets and Related Transportation As new residential, commercial, and industrial land uses are introduced into the City and Grayling Township, the need for a roadway network able to accommodate the increased traffic demand increases. Ultimately, improvements will be needed or the risk of congestion, vehicular and pedestrian hazards, longer travel time, higher auto "wear and tear," and a general decrease in the quality of road service will occur. Conversely, it must be recognized that an improved roadway network may well attract new or expanded intensive land uses which, in tum, place additional demand on the transportation network. Such change must be managed so that the rate of land use change does not overtax the ability of the City, Grayling Township, and Crawford County to make the necessary improvements. There is no recent comprehensive traffic count and accident data available with which to propose widespread street improvements. This is a need which the City and Township should address, in partnership with the County Road Commission. There are three major identified needs for improvements that can be recommended as part of this Plan. The first is to improve the interstate highway interchanges within the City. The second is to widen M-72 from the downtown westward to M93 in the Township. Eventually, it is hoped, M-72 will be improved between Grayling and Traverse City, providing sufficient lanes for passing throughout the whole stretch. The third improvement is a truck by-pass from M-72 east of Grayling to Four Mile Road. This could be accomplished by improving either South Barker Lake Road or South Staley Lake Road or by extending Industrial Drive through the industrial park to Four Mile Road. Interstate Interchanges There are four interchanges on I-75 serving the Grayling area. These are at: City of Grayling/Grayling Townsh ip Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �8-4 • • • • Four Mile Road (southernmost boundary of Grayling Township and northern boundary of Beaver Creek Township) I-75 Business Loop (South end of City) North Down River Road Hartwick Pines Road (northernmost interchange). The two interchanges within or adjacent to the City limits are not complete interchanges. The North Down River Road interchange only provides a southbound exit and a northbound entry. The I-75 Business Loop interchange only provides a northbound exit and a southbound entry. Persons stopping in Gray ling while traveling through to another destination have no "easy-off. easy-on interchange near the City. This is believed to deter some travelers from stopping. It was a source of concern in every group at the Futuring Town Meeting. There should be a four-way interchange at North Down River Road. Both City interchanges should be rebuilt to provide full access in all directions. In order to make best use of limited resources, these improvements should be made following the priority of improving the North Down River Road interchange first. The City and Township should also take whatever steps are necessary to retain railroad service and air service to the City, and where feasible, to expand the range of services available from these facilities. In addition, M-72 and the I-75 Business Loop through the City should be improved at the three-corner intersection of both roads and as the Business Loop (James Street) crosses the bridge over the AuSable. These safety improvements will also lessen congestion and help with traffic flow. In making these and related transportation improvements, the City, Township, County and State will respond to the greatest needs as financial resources become available, based upon the following: • The degree to which the improvement is needed to protect public health and safety or preserve or achieve full use of existing facilities. • The degree to which a project represents a logical extension of existing streets or roads within an area of the City according to its intended land use and services level. Sewer and Water The City of Grayling provides sewer and water service to an area roughly within the City boundaries. Public sewer and water service have the effect of promoting new industrial or residential development. Sewer and water extensions can be paid City of Grayling/Grayling Townshi p Master Plan C hapter Eight: Public Services & Intergovernmental Relati ons Plan �8-5 for by either the community as a whole or wholly or in part by the developers of property that would benefit from a sewer or water extension. The City of Grayling consumes about 843,000 gallons of water per day. The municipal system has a capacity of about 1,500,000 gallons per day. The municipal sewer system has a capacity of 550,000 gallons per day and is currently processing about 400,000 gallons per day. The provision of public sewer and water facilities should occur in conformance with the Future Land Use Plan and in the interest of the community's health, safety, and public welfare. Since much of the undeveloped land abutting the City is characterized by soils which, with some exceptions, permit septic systems on larger lots, the goal of permitting more intensive development of these lands will require public sewer and water. It is the policy of the City of Grayling and Grayling Township to: • Extend City sewer and water with the cost paid by the serviced property as the need exists and consistent with adopted City service policies • Identify areas for sewage lagoon expansion and new public water well construction and reserve land as the opportunity presents itself and revenues are available to pay for these new facilities • Establish and maintain a public sewer and water service boundary and then extend the boundary only as new development occurs consistent with the policies for the location and timing of new development. • Approve land development projects involving single family homes in the Township at no more than three dwelling units per acre in any zone allowing residences, and to not allow nonresidential development larger than 50 employees within the growth boundary unless connected to public sewer and water service. • Not extend City sewer and water outside the boundaries of the outer growth boundary, and inside only in a phased manner consistent with other pertinent policies in this Plan. '\ It is the policy of the Township of Grayling that areas outside the service boundary of City sewer and water be developed using on-site wells and septic systems or community well or packaged treatment systems approved according to standards of the Michigan Department of Environmental Quality and the County Health Department. City of Grayling/Grayling Townsh ip Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �8-6 Stormwater Management As the land surface is covered by buildings, parking lots and other impermeable surfaces, the quantity of stormwater runoff increases. The soils and vegetated landscape which previously absorbed and slowed much of the water associated with storms are gone. Unless specific preventive measures are taken, these conditions encourage increases in runoff flow, soil erosion, sedimentation and pollution of area water resources, as well as some flood potential. Though these conditions originate from site-specific circumstances, their cumulative impact can extend to the entire community and communities beyond if within the same watershed. Inadequate management of stormwater produced due to land development and urbanization threatens public health, safety, and welfare through life threatening flood conditions, contamination of groundwater resources, deterioration of water-based recreation facilities, and damage and loss of property values. In contrast, stormwater management aims to minimize flood conditions, and ensure the quality of runoff which is collected and ultimately discharged into the watershed system (streams, rivers, wetlands, lakes, etc.) is adequate. S tormwater management has not been an acute concern to the Gray ling area due to the highly permeable, sandy soils, large areas of wetlands capable of holding large quantities of stormwater, and the relatively low intensity of development. Largescale development which is characteristic of some industries and commercial centers can create localized stormwater problems. It is the policy of the City of Grayling and Grayling Township that the following guidelines will be used in adequately controlling the quality and quantity of stormwater runoff associated with the introduction of new land uses: • Proposed land uses will not be permitted if and where the level of service currently provided by existing stormwater management infrastructure and/or existing drainage patterns would be decreased, unless necessary improvements to such infrastructure or natural drainage are first made. • The current level of service may vary from one site to another but will be generally defined as the rate, quantity, and quality of pre-development stormwater runoff. • All new and existing land uses must comply with all City, Township, County, State, and Federal regulations regarding stormwater management and soil erosion. • All proposed and existing land uses located on sites with slopes of 12% or greater shall take and maintain aggressive measures to inhibit the erosion of soils and sedimentation. City of Grayling/Grayling Township Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �8-7 Support Services and Buildings Support services, as referred to within this Plan, includes all the public services a community may provide to its residents above and beyond sewer. water, roads and streets. In particular, these services include police, ambulance and fire protection and general government services such as tax assessment, cemetery care, code administration and governance services. The reference to these services as support services is not intended to suggest that they are of secondary importance but simply that they are of a different type than that of sewer, water, and street services. As community growth and land development increases, so does the need to extend police, ambulance and fire protection to more individuals, families, and properties. Similarly, as the demand for these services increase, so does the need for services administration and the need for property and buildings from which these services are administered. The Plan is intended to assure that fire, police protection, ambulance, and associated land and buildings, are available to provide for both the existing and future welfare of residents and property within the City of Grayling and Grayling Township. The following policies will assist the City in its pursuit of maintaining, and as necessary, improving the level of service for police, fire and emergency services: • The City will continue to provide fire service in conjunction with Grayling Township (and mutual aid agreements with other municipalities as needed) for fire service equal to the quality of service (fire rating of seven) in place at adoption of this Plan. There is no immediate goal of increasing the fire rating due to the need to convert from a volunteer to a paid staff. • The City will maintain police protection and emergency services at a level adequate to meet or exceed basic health and safety needs and expand the services as revenues permit. • The City will maintain property and buildings in locations necessary to provide appropriate response to calls for police, fire and emergency services. The Township of Grayling will pursue a policy of inter-local agreement in the provision of support services and buildings whenever it is mutually beneficial to do so. Recreation Strategy The Recreation component of the Public Services Plan is fulfilled by the separate 1996 Park and Recreation Plan, developed by Crawford County, which is hereby City of Grayling/Grayling Township Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �8-8 incorporated by reference as an official part of this Master Plan. See Map 8-1 for the location of recreation sites within the Township. INTERGOVERNMENTAL COORDINATION In contrast to decades past when movement between communities was several days travel by stagecoach and the activities of one community had little impact upon the quality of life of other communities, we now Ii ve in an environment of microcomputers, vehicular and mass transit, telecommunications, and urban sprawl. People often live in one community, work in a second, shop in a third, and send children to school in still a fourth. And it all happens in the same day! Roadway corridors, employment centers, and retail trade centers link the activities of one community to the next and beyond. Similarly, the growth and development patterns of an individual community can easily and directly impact growth and development in adjoining and nearby communities. As a result of this regional pattern of living, a community does not exist unto itself but is intrinsically linked with the activities of adjacent communities and others farther away. This dictates the need for communities to cooperate and coordinate community planning and public service endeavors if improvements to quality of life are to be realized. Cooperation by adjacent local governments can result in the better provision of services such as health care, schools, infrastructure and public safety. Not cooperating can lead to the expensive duplication of services, competition for residents and businesses and a diminished quality of life. The Intergovernmental Coordination component of the Master Plan establishes the framework within which the City Grayling and Grayling Township will realize the benefits of coordination with each other and with area municipalities and agencies. It is the policy of the City of Grayling and Grayling Township for each to more effectively carry out its municipal and township activities and responsibilities within the regional context by implementing the following: • The City of Grayling and Grayling Township will develop common procedures whereby both communities and Crawford County are provided the opportunity to comment on amendments to the City's and the Township's Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, capital improvements plan, and related ordinances and programs of the City and Township any time amendments may have impacts on public services or land use decisions of the other jurisdiction. • The City of Grayling will provide the opportunity for comment by adjoining jurisdictions on any development project within 500 feet of the edge of the City and will formally request Grayling Township to permit notice to the City and a City of Grayling/Grayling Townshi p Master Plan Chapter Eight : Public Services & Intergovernmental Relations Plan �8-9 • • comment opportunity on any development project within 500 feet of the Township border with the City. The City of Grayling will pursue the coordination and/or extension of public services to serve City residents and businesses, as well as abutting Grayling Township areas in the most practical and economically feasible fashion, if the demand exists, and in accord with the policies previously set forth in this Plan. The City of Grayling and Grayling Township agree to develop a procedure to deal with issues of greater than individual local concern, and to prepare consistent development guidelines and similar zoning procedures and standards wherever there is mutual benefit in doing so. station8 :\ winword\gray ling\gra ych8 .doc City of Grayling/Grayling Township Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �Map 8-1 GRAYLING TOWNSHIP City of Grayling & Grayling Township Master Plan Project North '1f GtZfil C=:J Public Lands (State and Federa l) Privately Owned Land City of Grayling Boundary • • • Grayling Township Boundary RECREATIONAL FACILITIES 1. Lake Margarethe Forest Campground & McIntyre Land ing 2. Main Street Beach Public Access Site 3. Hanson Hills Recreation Area 4. Grayling Country Club 5. Public High School 6. Hartwick Pines State Park 7. State Forest Campground -· Au Sr1ble River Canoe Forest 8. State Forest Campground -- Burton ' s Landin £ 9. State Forest Campground -- Keystone Fores t 10. Stephen Bridge Road Public Fishing Site -Public Access Site 11. Kneff Lake National Forest Campground 12. Wakely Landing 13. Huron National Forest -- Public Access Site 14, State Fish Hatchery 15 _ Township Park •. Little League Ball Fields 16 _ County Fairgrounds -- Ball Fields 17 _ Grayling Elementary School 18 _ Grayling Middle School 19. Grayling City Park - �8-10 Map 8-1 Recreational Facilities in Grayling Township • City of Grayling/Grayling Township Master Plan Chapter Eight: Public Services & Intergovernmental Relations Plan �9-1 Chapter Nine IMPLEMENTATION PRIMARY IMPLEMENTATION TOOLS Relationship to Zoning The City of Grayling has a zoning ordinance adopted pursuant to the City-Village Zoning Act, PA 207 of 1921. Grayling Township has a zoning ordinance adopted pursuant to the Township Rural Zoning Act, PA 184 of 1943. The intent of these ordinances is to regulate the use of land to provide for orderly growth and development and allow the integration of land uses without creating nuisances. A zoning ordinance defines land use districts and regulates height, bulk, use, area of lot to be covered, and open space to be preserved within each district. Zoning is the principal regulatory tool used to implement a Master Plan. Because zoning is required to be based upon a Plan that serves to guide future land use decisions, the zoning ordinances of the City of Grayling and Grayling Township should be revised to reflect this Plan's new vision, goals, objectives, policies, and future land use proposals. However, the Zoning District Map of each jurisdiction and the Future Land Use Map (see Maps 7-1 and 7-2) for the respective community will not be identical. The Zoning Map reflects existing land use (where it is desirable to continue it) and areas zoned for more intensive use than at present where public facilities are adequate to accommodate more intensive use. In contrast, the Future Land Use Map reflects land use arrangements about 2025 years in the future. (See Section 10.10, p. 245-250, Michigan Zoning & Planning, 3rd Ed., by attorney Clan Crawford, ICLE, Ann Arbor, 1988). Areas outside the City limits of Grayling are subject to zoning by Grayling Township. It is a goal of this Plan that cooperative agreements will continue to be formulated between the City of Grayling and Grayling Township that anticipate expanded City infrastructure and future land use consistent with this Plan. In addition, Beaver Creek Township will need to be considered and included where appropriate. To that end, each of these jurisdictions, and all others abutting Grayling Township are encouraged to review their existing future land use plans contiguous to the City, and where inconsistent, to consider changes. Similarly, existing zoning in Grayling Township should be reviewed to ensure current zoning is not prematurely encouraging intensive use in areas that lack adequate public facilities. In particular, the density of residential development east of Grayling is generally too high in light of the fire prone nature of extensive Jack Pine in the area, the poor quality roads and limited fire services. Consideration should also be City of G rayling/Grayling Township Master Plan Chapter Nine : Implementation �9-2 given to adoption of identical zoning regulations by the City of Grayling and Grayling Township for areas that could be annexed in the future. This will prevent the creation of any nonconforming uses and establish a uniform mechanism for review of land use changes in these areas. An identical PUD zone could be developed for this purpose as has occurred in Frankenmuth and Frankenmuth Township. Relationship to Subdivision and Condominium Regulations The City of Grayling should update existing subdivision regulations following (or concurrent with) zoning changes to implement recommendations in this Plan. The enabling legislation that permits the enactment of such regulations is Public Act 288 of 1967, also known as the Subdivision Control Act of 1967. This Act allows a community to set requirements and design standards for streets, blocks, lots, curbs, sidewalks, open spaces, easements, public utilities, and other associated subdivision improvements. This update should wait the outcome of deliberations on amendments to the Subdivision Control Act in the 1996/1997 Legislative sessions. Condominium regulations should also be enacted pursuant to the Condominium Act, P.A. 59 of 1978 in order to regulate site condominiums, an increasingly common form of development. Grayling Township is encouraged to update existing subdivision and condominium regulations as the opportunity exists. This will be especially important if the Legislature enacts substantial changes to the Subdivision Control Act as were pending in fall 1996 (see SB 112). Grayling Township has no subdivision or condominium regulations and is encouraged to adopt such regulations prior to extension of City sewer or water into the Township. Such regulations are critical to ensuring quality layout of new roads and streets and proper connection with municipal facilities. Relationship to Capital Improvements In its basic form, a capital improvement program (CIP) is a complete list of all proposed public improvements planned for a six year period including costs, sources of funding, location, and priority. The CIP outlines the projects that will replace or improve existing facilities, or that will be necessary to serve current and projected land use development within a community. Advanced planning for public works through the use of a CIP assures more effective and economical capital expenditures, as well as the provision of public works in a timely manner. The use of capital improvements programming can be an effective tool for implementing the Master Plan by giving priority to those projects which have been identified in the Plan as being most important to the City of Grayling/Grayling Township Master Plan Chapter Nine: Implementation �9-3 future development and well being of the community. All proposed capital improvements should be reviewed for consistency with this Plan prior to inclusion as part of a CIP. The Planning Commission of the Township should develop a formal capital improvement program for approval by the Township Board as part of the annual budgeting process. The City Council should continue to develop and annually implement a capital improvement program. Land Use & Infrastructure Policies A strong effort will be necessary to coordinate future capital improvement decisions and land use policies among adjoining units of government. As a result, proposed policy changes should be circulated for comment early. Likewise, proposed capital improvement programs should be prepared with adequate time for review and comment by the adjoining jurisdictions. Housing Program Depending on State and Federal requirements and available dollars, the City and Township may benefit from developing and implementing a housing rehabilitation program. The benefits of such activity may significantly increase as existing housing ages. However, more important in the long term may well be continued efforts to ensure the existing housing stock is maintained. ~ Building and Property Maintenance Codes BOCA (Building Officials and Code Administrators International, Inc.) is the basic building code adopted by the City and Township to regulate construction methods and materials. The adoption and enforcement of a building code is important in maintaining safe, high quality housing and in minimizing deteriorating housing conditions. The City and Township should continue utilization of the BOCA Basic Housing Property Maintenance Code as a basic property maintenance code to regulate deteriorating influences which result from failure to properly maintain property and structures. The Housing Code should be updated and coordinated with a Rental Code. The City and Township should consider adoption of ordinances to decriminalize zoning, building, housing, rental and similar code violations to increase compliance using a parking ticket like approach. 11 PUBLIC WORKS FINANCING In addition to using general fund monies, it is often necessary for a community to bond to raise sufficient funds for implementing substantial public improvements. Bonding offers a method of financing for improvements such as water and sewer lines, street construction, sidewalks, and public parking facilities. Common municipal bond types include: City of Grayling/Grayling Township Master Plan Chapter Nine: Implementation �9--1- 1. General Obligation Bonds - full faith and credit pledges. the principal amount borrowed plus interest must be repaid from general tax revenues. 2. Revenue Bonds - require that the principal amount borrowed plus interest be repaid through revenues produced from the public works project the bonds were used to finance (often a water or sewer system). 3. Special Assessment Bonds - require that the principal amount borrowed plus interest be repaid through special assessments on the property owners in a special assessment district for whatever public purpose the property owners have agreed (by petition or voting) to be assessed. These traditional financing tools will continue to carry the burden for implementing capital improvements and efforts to preserve City and Township bonding capacity should be maintained. ADDITIONAL IMPLEMENTATION METHODS Other Planning & Economic Development Assistance The Township Planning Commission and the City Council should maintain regular communication with the County and Regional Planning Commissions on issues of mutual interest. These organizations should be encouraged to expand their County and region-wide planning and economic development efforts and to share relevant materials with the City and Township. Likewise a copy of this Plan should be forwarded to these agencies when adopted or amended. Managing Growth and Change The key to successfully managing future growth and community change is integrating planning into day-to-day decision making and establishing a continuing planning process. The only way to get out of a reactionary mode ( or crisis decision making) is by planning and insuring the tools available to meet a broad range of issues are current and at hand. For that reason it will be especially important that the recommendations of this Plan be implemented as the opportunity presents itself (or revised as circumstances dictate). Many new tools may be made available to local governments over the next few years to manage the growth and change process (if pending legislation is enacted). It will be important for City and Township officials to pick from among the new tools, those that will provide greater choice over local destiny and quality of life. City of Grayling/Grayling Township Master Plan Chapter Nine: Implementation �9-5 • Periodic Updating and Revisions As additional studies are undertaken and land use change occurs, the Master Plan should be updated to reflect the new information. At a minimum the Plan should be comprehensively reviewed and updated at least once every five years. Revision of Ordinances The City of Grayling's and Grayling Township's respective Zoning Ordinar ces should be reviewed and updated to be consistent with this Plan. If this is not done then the legal support for future zoning decisions is undermined. Each Zoning Ordinance should also be thoroughly reviewed and updated at least once each five years. All future rezoning actions should be consistent with this Plan. If they aren't, this Plan should be amended to reflect the policy change. station8:\winword\grayling\graych9.doc • • City of Grayling/Grayling Township Master Plan Chapter Nine: Implementation � 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 Grayling-and-Grayling-Twp_Master-Plan_1997 Creator An entity primarily responsible for making the resource City of Grayling City Council, Grayling, Crawford County, Michigan Grayling Township Planning Commission, Grayling Township, Crawford County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1997 Title A name given to the resource City of Grayling and Grayling Township Master Plan Description An account of the resource The City of Grayling and Grayling Township Master Plan was prepared by the City of Grayling City Council and the Grayling Township Planning Commission with the assistance of the Grayling Township Board of Trustees and the Planning & Zoning Center, Inc. in 1997. Contributor An entity responsible for making contributions to the resource Grayling Township Board of Trustees (consultant) Planning & Zoning Center, Inc. (consultant) Subject The topic of the resource Master plan reports Grayling (Mich.) Grayling Township (Mich.) Crawford 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/f8a328494e45e1479bc7dd6add906de7.pdf 3e0b223970b58a45753fe775dec81efa PDF Text Text �COMMUNITY MASTER PLAN GRASS LAKE TOWNSHIP Jackson County, Michigan L. Adopted by Planning Commission October 22, 1991 Adopted by Township Board November 12, 1991 �ACKNOWLEDGEMENTS Grass Lake Township Board Alan R. Mollenkopf, Supe1visor Linda L. Stoker, Treasurer Majorie A. Clark, Clerk Thomas Pierce, Trustee Sharon L. Smith, Trustee Grass Lake Planning Commission Barbara J. Schlecte, Chair Roger Memmer, Vice Chair Thomas Pierce, Secretary Donald Pelton Robert Wolfe Assisted by: Carlisle Associates, Inc. 111 North Main Street Ann Arbor, Michigan �I . TABLE OF CONTENTS Master Plan Introduction Background Studies Summary 3 Community Goals and Policies 6 Land Use Plan 13 Thoroughfare Plan 16 Implementation 19 . Background Studies Appendix A Location and Access I Physical Characteristics 3 Population and H using 6 Economic Base 14 Community Services 18 Existing Land Use 20 Agricultural Lands Analysis Methodology Appendix B Natural Resource Maps Appendix C �LIST OF TABLES, CHARTS AND FIGURES Master Plan Land Use Plan Map Thoroughfare Plan Map 15 18 Appendix A: Figure A Regional Map Table I Chart I Population Trends 1950-1980: Grass Lake Township and Related Areas Population Trends 1950-1990 Table 2 Table 3 2 6 7 Population Estimates I 986: Grass Lake Township and Jackson County Projected Population Growth 8 For Grass Lake Township and Jackson County: 1980-2000 Table 4 8 Grass Lake Community School District Actual and Projected School Enrollment 1980-1995 Figure B Map of Grass Lake Community School District Table 5 General Population and Household Characteristics 1990 For Grass Lake Township and Related Areas in Jackson County Table 6 General Population and Household Characteristics 1980 Chart 2 For Grass Lake Township and Related Areas in Washtenaw County General Age Distribution 1990 Table 7 Educational Attainment 1980 Table 8 Grass Lake Township Average Home Sales Values 1984-1990 Age of Housing Stock 1980 Table 9 For Grass Lake Township and Village and Related Areas Table IO 11 9 IO IO 11 11 12 13 Residential Units Built Between 1980-1990 Grass Lake Township and Village Table 9 13 Labor Force Characteristics 1980 Chart 3 For Grass Lake Township and Jackson County Major Occupational Groups Table 12 Employers by Sector in 1989 by Grass Lake Zip Code Area Table 13 15 Grass Lake Township and Village Manufacturers in 1990 Table 14 16 Grass Lake Township State Assessed Valuations in $1,000, 1980-1991 SEV Trends 16 Chart 4 Table 15 Figure C Recreational Facilities I 990 For Grass Lake Township Existing Land Use Map 14 15 17 19 22 �Appendix B: Figure A Agricultural Lands by Quarter Section Figure B Conservation Zones 26 27 Appendix C: Figure A Moderate to Severe Slopes Figure B Soils Prone to Flooding, Ponding and Wetness 28 29 Figure C Soils Conducive to Groundwater Recharge 30 �INTRODUCTION This document represents the revision and update of the Grass Lake Township Master Plan adopted in 1977. Since the adoption of the original plan, a number of changes have occurred both within the Township and the surrounding area. To ensure that development policies reflect current conditions in the Township, it is es.sential that the Master Plan is periodically evaluated and kept up to date. The Grass Lake Township Master Plan excludes the Village of Grass Lake which has developed its own Master Plan. 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 Township document which sets forth policies for the future of the community. The Township derives its authority for the preparation of a Master Plan from the Township Planning Act, P.A. 168 of 19 59. Section 6 of the Act states: The planning commission shall make and adopt a basic plan as a guide for the development of unincorporated portions of the township. As a basis for the plan, the planning commission is hereby empowered to ( 1) make inquiries, investigations and surveys of all the resources of the township and (2) assemble and analyze data and formulate plans for the proper conservation and uses of all resources, including a determination of the extent of probable future need for the most advantageous designation of lands having various use potentials and for services, facilities and utilities required to equip such lands. How Is The Plan to be Used? The Plan serves many functions and is to be used in a variety of ways: 1) The Plan is a general statement of the Township's goals and policies and provides a single, comprehensive view of the community's desires for the future. 2) The Plan serves as an aid in daily decision-making. The goals and policies outlined in the Plan guide the Planning Commission and Township Board in their deliberations on zoning, subdivision, capital improvements and other matters relating to land use and development. This provides a stable, long-term basis for decision-making. 3) The Plan provides the statutory basis upon which zoning decisions are based. The Township Rural Zoning Act (P.A. 184 of 1943, as amended) requires that the zoning ordinance be based upon a plan designed to promote the public health, safety and general welfare. However, it is important to note that the Master Plan and accompanying maps do not rep.lace other Township Ordinances, specifically the Zoning Ordinance and Map. Zoning is only one of the many legal devices used to implement the Master Plan. 4) The Plan attempts to coordinate public improvements and private developments. For example, public investments such as road improvements should be located in Grass Lake Township Introduction �areas identified in the Plan as having the greatest benefit to the Township and its residents. 5) Finally, the Plan serves as an educational tool, and provides citizens, property owners, developers and adjacent communities a clear indication of the Township's direction for the future. In summation, the Township Master Plan is the only officially adopted document which sets forth an agenda for the achievement of goals and policies. It is a long range statement of general goals and policies aimed at the unified and coordinated development of the Township. As such, it provides the basis upon which zoning and land use decisions are made. How is the Plan Organized? The Grass Lake Township Master Plan is comprised of four basic sections. The COMMUNITY GOALS AND POLICIES section outlines goals and policies which provide a framework for a final plan. The LAND USE PLAN and THOROUGHFARE PLAN are the end result of combining current conditions with a vision of the future. The BACKGROUND STUDIES, which is included as part of the Appendices, discusses current conditions and projected trends, illustrates the point from which planning must begin. While the starting point is unalterable, the end result may be changed according to the policies applied. Grass Lake Township 2 Introduction �BACKGROUND STUDIES SUMMARY The Background Section of the Master Plan inventories past trends, current conditions and future projections, and illustrates the basis from which planning must proceed. The complete text to the Background Studies is included as Appendix A. The following summarizes significant findings. Population and Housing The population of Grass Lake Township (excluding the Village of Grass Lake) grew almost 40% between 1950 and 1990 with a particularly large increase during the I 970's and I 980's. The 1990 Census counted 2,871 Township residents. Over that same period, the number of Village residents has remained at a population of 900-1,000 persons. The Region 2 Planning Commission projects that the County as a whole will grow at a rate of 5. 7% between 1990 and 2000. However, the Township's growth may be influenced by the higher rate expected in Washtenaw County during that same period (22%). Many socio-economic statistics for the Township do in fact fall between averages for the two counties. In terms of age groups, the Township has a larger proportion of minors and residents aged 65 and over than surrounding Townships. The median household income in 1980 was higher than the average for adjoining townships in Jackson County and lower than the average for those in Washtenaw County. Virtually all housing is single family and the majority of residents (2.6%) own their homes. Average sales value increased around 30% between 1984 and 1989. In general, the Village is characterized by older structures while one-quarter of the existing Township's housing stock has been built since 1970. Economic Base The relative tax base of agricultural and residential property shifted considerably between 1980 and 199 I. The residential share increased from 46% to 7 6%, while the agricultural share decreased from 35% to 16% of the total. Commercial and industrial values remained stable at about 4% each. In 1980, the Township and Vi11age's labor force of 1,491 represented a variety of occupations and was quite evenly divided between blue collar and white collar positions. A relatively significant proportion (4.5%) was employed in agriculture. By sector, 1/3 of the labor force was employed in manufacturing and V5 in health, education and professional services. The Grass Lake area provided 597 jobs in 1989, with almost half in health, education and social services and 1/6 each in the trade and manufacturing sectors. Two out of the five manufacturers began operations in the late l 980s. Utilities Township residents and businesses rely on individual wells and septic systems, and on private contractors for solid waste collection and disposal. The Village has a central water, but no sanitary sewer system. Grass Lake Township 3 Background Studies Summary �Roadways Apart from 1-94, the roadways are maintained by the County Road Commission. Three-quarters are primary roads or paved local roads. The network provides efficient access to 1-94 and to neighboring areas in Jackson County, as well as adequate circulation within the Township. Community Service The Grass Lake Community School District, which is part of the Jackson County In-.ermediate School District, consists of one elementary school and one combined junior-senior high school. The Township has a fire department, but police protection is contracted from the County. The closest hospitals are in Chelsea Village and the City of Jackson. Parks and Recreation Local and state parks and private facilities provide opportunities for a variety of recreational pursuits. Natural Resources The Township's landscape, although predominantly level, is varied. It includes lakes, wetlands, open fields, woodlots, severe slopes and drainageways. Soils are generally sandy or loamy, and generally suitable for agriculture or development; soils in the depressions are usually mucky and poorly drained, therefore have limited potential for agriculture or development. Aquifers are extensive and shallow, resulting in adequate water supplies. A large area of the Township is recognized as a groundwater recharge area. The aquifer area is classified as unprotected and as such the area is particularly vulnerable to sources of contamination. Existing Land Uses The Township land area is devoted mainly to agricultural and low density residential uses. Agricultural The majority of the Township's land area falls under this category, which includes both vacant and cultivated agricultural lands. The largest expanse of purely agricultural land occupy the southeastern quadrant of the Township. As of 1990, approximately 23% of the Township's total area was enrolled in the P.A. 116 program. Rural ResidentiaVFarmstead Farmsteads and homes on parcels larger than 5 acres are the dominant form of residential use throughout the Township. They are found along virtua11y every local road with frequently sizable landholdings behind the structures remaining vacant or under cultivation. Residences are more prevalent in the northeastern part of the Township south ofl-94, along Michigan Avenue and in the · southern tier. Single Family Residential Single family residential development on parcels of 5 acres or less is limited to a few strips near Grass Lake Township 4 Background Studies Summary �the Village of Grass Lake, the Francisco area and near the shores of Tims, Wolf, and Grass Lakes. Multiple Family Residential This type of housing exists on two sites in the Township. Mobile Home Park Two small parks of a resort character are located in the Township, one east of Tims Lake , the other north of Wolf Lake. Public/Quasi-public A few public/quasi-public land uses occur in the Township, mainly in proximity to the Village and along I-94. They include schools, churches, cemeteries, utilities, a freeway rest area and weigh station. Open Space/Recreational A variety of open space and recreational uses are represented, but together they encompass relatively little land area. Parts of the Waterloo State Recreation Area and Sharonville State Game Area overlap the northern and southern edges of the Township. Other parks, resorts and golf courses are clustered around Grass and Wolf Lakes. Commercial Small commercial and office uses are found along Michigan Avenue at the edges of the Village and at Wolf Lake. Industrial A few industrial facilities exist on scattered sites in the Township. The newest facilities are located at the I- 94 interchanges. Grass Lake Township 5 Background Studies Summary �COMMUNITY GOALS AND POLICIES The following pages outline the goals and policies of Grass Lake Township. Goals are the general statements that define the direction and character of future development. Policies set forth the framework for action and form the basis upon which more detailed development decisions are made. Adoption of policies does not commit the Township to any particular recommendation, but does commit it to take actions that are consistent with the policy guidelines. The following statements reflect the primary goals of the Township, as stated in the most general terms: Goal I: Maintain the unique rural residential character and the desirability of the Township as a place to live, work and play. Goal 2: Protect the unique environmental features of the Township, the abundance of groundwater, lakes and wetlands, from deterioration as a result of too intense land use practices. Goal 3: Preserve local agricultural resources and promote the continuity of the Township's agricultural industry. Goal 4: Encourage economic growth opportunities (significant job and tax base creation) that are complementary to existing conditions within the Township, and in cooperation with the Village. Goal 5: Promote the use of comprehensive planning and review for future land development to achieve innovative land use planning and design. Such developments shall be characterized by commercial, educational and recreational facilities conveniently located near residential development, provision of useful open space, conservation of natural features, and promotion of economy and efficiency in the use of land, energy, and the provision of community services and facilities. The following describes the policy guidelines of Grass Lake Township necessary to implement the aforementioned goals: Policy l: Natural Resource Capability All development shall respect the following natural characteristics and constraints: Wetlands The protection of wetlands is essential to the preservation of water quality, stabilization of stormwater runoff, groundwater recharge and provision of plant and wildlife habitats. Highest priority is given to the preservation of wetlands in their natural state. .__ The specific boundaries and the special significance of each wetland area must be determined at the time of a site plan review (see Figure B for soils prone to flooding, ponding and wetness to locate potential wetland areas). Three aspects of wetland protection should be recognized in reviewing proposed developments Grass Lake Township 6 Community Goals and Policies �within the vicinity of a wetland area: I) the wetland area itself; 2) the adjacent fringe or buffer area; and 3) the larger watershed drainage system of which the wetland is a part. I ( Woodlands Woodland conservation is imperative 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. The objective should be to preserve native trees rather than to rely on removal and subsequent replanting of trees. The diversity of woodland areas should be protected to ensure the long-term stability and variety of the species preserved. Groundwater Recharge Areas Groundwater recharge areas replenish water levels in underground storage areas and supply water to lakes, rivers and streams. Local reliance on individual wells deems the retention and protection of groundwater resources as highly important to both Grass Lake Township and the surrounding areas. Since aquifers and recharge areas extend beyond Township boundaries, County and regional cooperation will be necessary to effectively manage this problem. Recharge areas are best reserved for very low to low intensity land uses to retain as much of the permeable surface as possible. Land grading should be controlled to retain the water holding characteristics of the land. Vegetation e~ential to the water holding characteristics should be preserved or, where necessary, enhanced as part of a development program. Recharge areas should be protected from pollution by controlling all uses which discharge wastes into the hydrogeologic cycle. It is equally critical to monitor uses which handle or produce concentrated hazardous materials which may result in a point source of pollution, as well as the small, or non-point, producers spread across a large area. (Please see Appendix C: Figure C for soils conducive to ground water recharge areas.) Natural Drainage System Protection of slopes, woodlands, and wetlands within the watershed and proper management of land use and development are essential to the proper management of storm drainage. Natural vegetation and topographical features along stream corridors and waterways should be preserved. Uses should be restricted to those which offer no danger of topographical disturbance along the stream channel which may lead to increased runoff, sedimentation and degradation of water quality. Surface water runoff should not exceed the rate which occurs under existing, undeveloped conditions. Stormwater runoff management prevents stream I l - • Grass Lake Township 7 Community Goals and Policies �overloading and long-term erosion resulting from uncontrolled, high velocity discharges. Agricultural practices should respect stream corridors and waterways, and the natural drainage and runoff patterns associated with them, in concurrence with the development constraints listed above. Policy 2: Land Use Intensity The specific policy guidelines governing land use intensity shall be dependent on the physical and natural capability of the land to support various degrees of development, the need to protect vital agricultural and natural resources (as described in Policy I) and the Township's desire to preseive the unique, rural characteristics of the community. To that end, the planned intensity ofland use shall be based on the following: Very Low Intensity Very Low Intensity land uses are intended for areas where there is a need to protect vital agricultural resources and sensitive natural resources from residential or urban encroachment. Compatible land uses shall consist of farmsteads and accessory buildings, agriculture, open space and recreational land uses, and very restricted residential development. Areas included in the Very Low Intensity category shall be characterized by one or more of the following: An essential agricultural land designation as identified by Policy 4. Under local, State, or Federal agency ownership for use as a park, recreation area, or wildlife management zone. Soils characterized as having greater than 12% slope. A concentration of soils prone to flooding, ponding and wetness, including designated wetlands and floodplains, and which are not conducive to on-site septic systems. A concentration of soils conducive to groundwater recharge. A significant distance from community facilities and services. Low Intensity l._ Low Intensity uses are intended to continue the open space, natural area preseivation, and maintain the Township's rural atmosphere. The areas so designated are located where soil and other natural resource conditions are capable of supporting limited development. Suitable land uses shall consist of agriculture, open space, recreational land, and low density residential. Areas planned for low intensity uses are characterized by one or more of the following: A secondary or reseive agriculture designation as defined in Policy 4. Soil characteristics suitable to on-site sanitary waste disposal systems. Grass Lake Township 8 Community Goals and Policies �• Soils characterized as having slopes of 6-12%. A woodland area. A moderate distance from community facilities and services. Medium Intensity Medium Intensity uses are intended to be located where natural resource conditions are capable of supporting moderate levels of development. Suitable :,and uses consist of medium density residential with complementary local commercial, office, public and quasi-public uses. Areas included in the Medium Intensity category are characterized by the following: • Near existing developed areas. • A short distance from community facilities and services. Soil characteristics capable of supporting on-site sanitary systems. • A potential afea for future central water and sanitary sewer service. High Intensity High Intensity uses are intended to be located where natural resource conditions are most capable of supporting a high degree of development. High density residential, office, industrial and general commercial land uses shall be suitable land uses. Areas included in the High Intensity category are characterized by the following: Immediate access to a major thoroughfare. Adjacent to existing medium to high intensity land uses. A good potential for economic development. Soil characteristics capable of supporting on-site sanitary systems. A likely area for future central water and sanitary sewer service. Policy 3: Planned Land Developments To promote development based on comprehensive planning as stated in Goal 5 the approach of planned unit or cluster development shall be encouraged. Incentives such as greater allowed residential densities, mixed land uses and flexible land development regulations shall be applied to achieve this goal. Flexibility and innovation are to be encouraged and so shall be the use of site plan review procedures, design standards and approvals. . Gras.s Lake Township 9 Community Goals and Policies �Policy 4: Agricultural Land Use To maintain the Township's agricultural and rural character it is essential to preserve the local characteristics that contribute to a viable, stable agricultural industry. The agricultural land policy ~s meant to promote designated farmland in the following ways. To encourage the retention of the best identifiable soils, farmsteads and unique areas from residential encroachment. • • • To protect designated farmland from speculation and restrict division in o smaller parcels by discouraging further non-agricultural development. To increase the possibility for long tenn improvements which lead to a stable environment within the agricultural community. To lengthen the long term horizons for business decisions to be made within the agricultural community, such as improvements to buildings, machinery, and land. To minimize service costs to rural areas. The keystone of the agricultural land policy is the reservation of the most productive soils, as identified by the Soil Conservation Service, for agricultural purposes within a conservation area. The most productive soil types to be conserved are defined as: prime and unique soils, Class II soils, and soils capable of producing I 00 bushels of corn per acre. In addition, evidence of cultural factors such as major farmsteads, large parcels (80 acres or more), Public Act 116 contracts, and Centennial Farms are other variables considered during the assignment of an agricultural land classification. The process of agricultural land analysis assigned available (non-developed) Township quarter sections into one of the following categories: Essential Agricultural Land: those quarter sections which contain one of the above defined soil types and includes a major farmstead. Secondary Agricultural Land: those quarter sections which contain one of the above defined soil types, or contains a major farmstead that is either greater than eighty acres, enrolled in P.A. 116, or a recognized Centennial Farm. Reserve Agricultural Land: those quarter sections which contain one of the above defined soil types or a major farmstead. A complete explanation of the designation methodology is included in Appendix B. (. Policy 5: Residential Land Use Dependent on the capability of the natural resource base and the availability of public services, the opportunity for a range of residential densities and styles shall be provided. Residential land use is divided into three classifications. Within this classification scheme, there is the flexibility necessary to allow design innovation which may result in varying localized densities while . maintaining the overall density. Low Density Residential. Planned for areas designated for low intensity land use and provides for a maximum overall density of one ( 1) dwelling unit per five (5) acres. Grass Lake Township 10 Community Goals and Policies �Medium Density Residential. Planned for areas designated for medium intensity land use and provides for a maximum overall density of one ( l) dwelling unit per two (2.0) acres. High Density Residential. Planned for areas designated for high intensity land use and provides for a maximum overall density of one (1) dwelling unit per one-half(.5) acre. Higher densities are possible with the availability of central water and sewer systems. I '- In the absence of central sewers, the minimum lot size for each dwelling unit shall be three-quarter (0. 75) acre. Policy 6: Sanitary Sewers and Water Plans for the extension of water facilities and the construction of sanitary sewers shall be limited to areas where existing population densities and natural resource conditions warrant it necessary to protect public health, safety and welfare. The primary setvice areas shall be in close proximity to the Village of Grass Lake. Secondary setvices areas shall be at the 1-94 interchanges and the lake areas. With the extension of public sewer and water systems, areas currently planned for medium density, residential development may qualify for a higher level of residential. Medium density residential could become high density residential with the addition of water and sewer facilities. Policy 7: Roads The road network within the Township presents both opportunities and constraints to development. The capacity of the road network is emphasized as a primary consideration in land use planning decisions and is reflected by the preparation of a Thoroughfare Plan. Road improvement priorities are based upon a hierarchy established by the function each road serves. The allocation of improvement dollars shall give priority towards roads which function to benefit the greatest number of Township residents or provide the greatest economic benefit to the Township. The Thoroughfare Plan is based on the following classification system: Major Thoroughfares. The function of major thoroughfares is to carry larger volumes of traffic either between activity areas within the Township or through the Township. They also provide access to the expressways which serve the Township. The improvement of major thoroughfares rates the highest priority with the Township. I, - I Minor Thoroughfares. The function of minor thoroughfares are much the same as major thoroughfares, although more moderate volumes of traffic are carried. The improvement of minor thoroughfares rates the second highest priority within the Township. Collector Streets. The function of collector streets is to collect traffic from residential areas and carry it to major or minor thoroughfares. Traffic volumes are generally low. The improvement of collector streets rates the third highest priority within the Township. Grass Lake Township 11 Community Goals and Policies �Local Roads. The function of local streets or roads are to provide direct access to individual properties. Traffic volumes are very low. The improvement oflocal streets or roads rates the lowest priority within the Township. Further development of land for any purpose which maintains direct driveway access to a major thoroughfare shall be discouraged. Instead, the use of collector streets and local roads shall be encouraged. Policy 8: Commercial Development Due to the Township's low population density the amount of planned commercial land use shall be minimized and based on serving the convenience needs of Township residents as we]) as the capability of the land to support such development. • Commercial development shall be confined to areas planned for high intensity land use. Primary emphasis is placed on encouraging commercial use in downtown Grass Lake and in close proximity to the Village. Commercial uses shall be located with access to a major or minor thoroughfare and in areas which will have a minimal impact on neighboring residential areas. However, strip commercial development along major or minor thoroughfares will be discouraged. Instead, planned commercial areas which provide clustered commercial environments and minimize curb cuts and driveways will be encouraged. Special emphasis shall be placed on aesthetic as well as functional design standards. Provisions for less dense developments, allowances for greater green open space and landscaping, and parking requirements shall be appropriate to the size of the development and land area to be utilized. Policy 9: Industrial Development To provide for a limited amount of industrial land use to enhance the local tax base and provide employment for Township residents, the location of new industrial areas will be based upon the capability of the land to support such development and the need to minimize public expenditure to serve such development. Industrial land uses shall be confined to areas designated for high intensity land use. Clean, light industries shall be encouraged. Accessibility to 1-94 shall be emphasized. The suitability of natural features, such as topography and soil characteristics, to development shall be deemed as important as the availability of land. Protection of other uses, particularly residences, from intrusions by industry, both physical and visual shall be a priority. Grass Lake Township 12 Community Goals and Policies �LAND USE PLAN The Land Use Plan is designed to recognize existing development patterns, and acknowledge relevant demographic trends, while taking into consideration the Township's long .range goals and objectives as outlined by the Community Goals and Policies. Agricultural Land Use A significant portion of the Township has been reserved as an agricultural conservation area. Only very low intensity land uses will be allowed in these areas. The majority of land area north ofl-94 is reserved for agricultural land use and farmsteads except for the area to the east of Little Pleasant Lake to List Road, and those areas encompassed by the State Park. Significant expanses ofland to the east and west of the Village have also been designated for agricultural uses. Smaller land areas to the south and to the north of the Village have been similarly designated on the Land Use Plan. The agriculturally planned lands closely correspond to those areas determined to be "essential agricultural lands" as defined in Policy 4. Residential Land Use Low Density Residential : The second most significant land reservation is for low density residential. This land use category enhances the conservation of rural character and preservation of sensitive natural resources. A lack of public sanitary sewer and water facilities eliminates these areas' suitability for more intensive land uses. Two areas of low density residential have been planned. An area between the north ends of Grass Lake and Tims Lake and bounded on the west by Willis Road, to the east by Mt. Hope Road. The second area is much larger, and located in the southern portion of the Township. The northern boundary parallels Grovenor Road and the middle section line of Section 10 and 11. The west boundary follows the northern section of Grey Tower Road and a portion of Wolf Lake Road. The southern boundary follows Bellman and juts up to Curtis Road. The east boundary follows the north-south midsection line of Sections 11 and 14. Medium Density Residential: Lands planned for medium density residential development are primarily located adjacent to the Village, the Township lakes, near the Francisco settlement, and in the area of Maute and Kalmbach Roads. This plan reflects existing development patterns, provides a means of preventing sprawl and concentrating development near existing services. High Density and Multiple Family Residential: Due to the lack of public sanitary sewer and water service and the local concentration of soils with limited filtration capacities, high density and multiple family land uses have been planned immediately to the south and east of the Village, and on soils that do not exhibit more than a slight restriction to the development of on-site septic facilities. Multiple family units are an appropriate land use near other high intensity land uses or along a major or minor thoroughfare. The actual allowable density of high density and multiple family residential shall be highly dependent on the level of utility and public services provided now and in the future. Clustered Mixed Uses Mixed use development is specifically provided for within this land use designation. Mixed use provides flexibility and is intended to provide creative and adaptive land uses which will be compatible with surrounding uses. These include commercial cluster development, multiple family Grass Lake Township 13 Land Use Plan �units, and office uses. The two mixed use areas are located along the south side of Michigan Avenue on the west and east sides of the Village. One area of existing commercial use at Clear Lake Road is also designated as part of this category. Industrial Land Use The negative impacts of this intense land use is minimized by limiting industrial development to the areas of the Mt. Hope and Clear Lake Road interchanges. Mt. Hope presents the better opportunity and is planned as the larger industrial area. The second sma11er industrial area is located at the I-94 at Clear lake Road. The intention is to allow for economic and employment opportunity expansion within the Township without detracting from the rural character. I. Grass Lake Township 14 Land Use Plan �II ) GRASS LAKE WATERLOO ~ ~===!~V~~~ I l,..___,i----,=,1\ TOWNSHIP TOWNSHIP LJ D[ , t~ )7L~ t 1) e----+-- ~1 ~ f- IP=],..-~i j I I 1 ~1~ i ~ ~ ...J ...J f/1 L\"1}'~ ct X L---;,f-J--rl--#1- --+--~ PAGE ~I I I 12 3 0 a: __£.Q_; Agricultural Low Density Residential Medium Density Residential High Density Residential Public/ Quasi • Public Open Space / Recreation Clustered Mixed Use light Industrial D liillill] ti11~d E] NORVELL TOWNSHIP (UJ@® [?) ~@ITT) Grass Lake Township [L@ ITT)@ m • ~ 3000 MOO 72CO ii Carlisle Associates, Inc. Community Planners & Landscape Architects I �TIIOROUGHFAREPLAN The Thoroughfare Plan proposes the hierarchy of transportation routes serving and resulting from future land use patterns. Based on existing circulation patterns, the Land Use Plan, and estimated population and traffic increase, these routes will be relied upon as major or minor thoroughfares, collector streets and local roads. As defined in the Community Goals and Policies section, a ''Major Thoroughfare" carries large volumes of traffic either between activity areas within the Township or through the Township. These roads also provide access to the expressway which serves the Township. The improvement of major thoroughfares rates the highest priority with the Township. A "Minor Thoroughfare" serves much the same purpose as a major thoroughfare but it carries a more moderate volume of traffic. The improvement of minor thoroughfares rates the second highest priority with the Township. A "Collector Street" transports traffic from local and residential streets to major and minor thoroughfares. Traffic volumes tend to be moderate. The improvement of collector streets rates the third highest priority with the Township. A "Local Road" provides access to individual properties, and typically has moderate to low speeds. The improvement of local roads rates the lowest priority within the Township. As stated in Policy 6, under the Community Goals and Policies heading, the future development of land for any purpose which provides direct access on to a major or minor thoroughfare shall be discouiclged. The purpose is to minimize the flow of traffic onto the major or minor thoroughfares except from controlled intersections. The intended outcome is a more efficient and safe circulation of local traffic. The use of collector streets and local roads shall be encouraged for localized traffic movements. The use of service drives would be an acceptable option along the major and minor thoroughfares. Major north-south thoroughfares include: Mt. Hope Road, Clear Lake-Francisco Road, Wolf Lake Road, and Norvell Road. Major east-west thoroughfares include Michigan Avenue (Old U.S. 12), Grass Lake Road, and Lee Road. Mt. Hope and Clear Lake-Francisco Road provide access to Interstate 94. Michigan Avenue connects Grass Lake Township to Jackson and Ann Arbor, and many other small communities that lie in between. Minor thoroughfares which run north-south include Willis Road, Fishville Road and Hayball Road. Minor thoroughfares which run east-west include Cedar Knoll Road, Knight Road, Page Road and Curtis Road. Willis Road connects the Township to the Waterloo Recreation Area, northern lakes and townships. Cedar Knoll and Knight Roads parallel 1-94. Some examples of collector streets are Morrisey Road, Kalmbach Road, Bohne Road, Barber Roads, Phal Road, Burkhart Road, and Grey Tower Road. At this stage of development the Township has few local roads, though examples are Mack Island Road near Wolf Lake, Island Road off Mt. Hope Road and the Lockwood Subdivision streets. Apart from Interstate 94, all Township roads are county maintained, and approximately two-fifths are gravel. The county primary roads, Mt. Hope, Clear Lake-Francisco, Michigan Avenue, Grass Lake, Curtis, Lee, Burkhart, Phal (between Wolf and Norvell), Wolf Lake and Norvell Roads are Grass Lake Township 16 Thoroughfare Plan �~ improved by the County Road Commission. At this time, Jackson County does not have a future Right-of Way Master Plan that impacts on Grass Lake Township. Grass Lake Township 17 Thoroughfare Plan �) ) ~ ~ nlXT& ~ l II Ill ~ ■ I I II oj / 'I I 1111 1, I - ~ 1 l:= ~ u ~ l iz ' ...0 "':z:.... i i 0 "'J ~ 12 2 M~EON TOWNSHIP ( ----- J. ---- MOfilVCLL TOW._... THOROUGHFARE PLAN B E·---~ MAJOR THOROUGHFARE MINOR THOROUGHFARE B B COLLECTOR STREET LOCAL ROAD No Scale Carlisle Associates, Inc. Community Planners & Landscape Architects �I , IMPLEMENTATION The Township Master Plan serves as the broad framework within which the Township will guide future land use. Implementation of this Plan will require the ongoing efforts of Township officials, planning commissioners, board of appeals members, neighboring agencies and citizens. The effectiveness of the Plan relies upon the diligence with which its provisions are acted upon. Specific strategies available to the Township for implementation of the Master Plan and the policies include the following: Revise Township Zoning Ordinance to reflect the policies of the Master Plan: Establish corresponding residential densities. Establish corresponding conditional and special land uses within zones. Adoption of separate Township ordinances governing: Subdivision Regulation and Cluster Housing. Planned Unit Development Regulation. Wetlands Protection. Woodlands Protection. Groundwater Protection. Design controls and standards for landscaping, signs, and buffer zones. Environmental performance standards for special land uses. Engineering design standards for drainage systems and parking areas. 1 Development of a Capital Improvements Plan. Publication of a "Development Guide", an information handbook outlining Township development policies and guidelines. Development of cooperative planning efforts with adjacent communities, county, state and federal agencies. It should be noted that the list of strategies is not in any ranked order. These are the most common and feasible options currently available to the Township in implementing this Plan. As new legislation occurs it is possible that new options will be available while some existing ones will be altered or eliminated. The Master Plan was designed to be flexible by being adaptable to changing circumstances without weakening the established goals and policies. The effective implementation of this Plan will require long term cooperation and effort on the part of Township officials, staff, developers, landowners and citizens. An informed and involved citizenry is therefore essential to the success of this Plan. Grass Lake Township 19 Implementation ��Location and Access Location Grass Lake Township is located along the eastern boundary of Jackson County and adjacent to Washtenaw County. It is surrounded in Jackson County by the townships of Waterloo to the north, Leoni to the west, and Norvell and Napoleon to the south. Running north to south in Washtenaw County are the townships of Lyndon, Sylvan, Sharon and Manchester. Nearby urbanized areas are the City of Jackson (about 10 miles west), the Village of Chelsea (about 8 miles east) and the City of Ann Arbor (about 20 miles east). The Village of Grass Lake, a community of approximately 1,000 inhabitants, occupies the west-central portion of the Township and is the only municipality within its boundaries (See Figure A). Roadways Regional access is provided by two Interstate 94 interchanges, one at Mt. Hope Road and the other at Clear Lake Road. Crossing the Township in an east-west direction between Detroit and Chicago, 1-94 effectively separates its northernmost sections from the rest of the Township. However, north and south frontage roads along parts of the expressway do feed and collect vehicles from the interchanges onto other secondary roads. An ahernative east-west artery is Michigan Avenue, also known as "Old US-12", which links Jackson to Chelsea. Although an east west circulation pattern is dominant, both 1-94 and Michigan Avenue meet US-127 at points six miles east of the Township, providing access to Lansing in the north, and Hillsdale and Lenawee Counties in the south. Residents and recreational visitors are the major users of local roads, particularly the north-south roads (Willis, Wolf Lake, Mt. Hope, Maute, Fishville Roads). These roads, which lead to state and county parks, have become residential strips. Railroads Conrail maintains a single track for the Detroit-Chicago Amtrak passenger line that runs through, but does not stop in, the Village of Grass Lake. Airports I • The closest general aviation facility is just east of Jackson at the County's Reynolds Field, while complete services can be found in Lansing at Capital City Airport and in Wayne County at Detroit Metropolitan Airport. A very small private airfield is located on Sager Road in the northeast quadrant of the Township. I ' Grass Lake Township Appendix A �Figure A REGIONAL MAP );, I /,j 5 I ,, / /,. I , f / / Grass Lak.e Township 2 -/ ,/ Appendix A �Physical Characteristics ' i - A series of maps were produced by the Region 2 Planning Commission in 1985 and 1986 which depict the distribution of wetlands, developed areas, cultural and natural features, sensitive surface formations, groundwater recharge areas, and licensed public use airports. Topography Grass Lake Township is characterized by a mainly level to rolling topography, with elevations ranging from 950 to 1,050 feet above sea level, or about 275 to 375 feet above Lake Michigan. Area slopes range from zero to forty percent inclines. The steepest slopes are found to the north of 1-94, in the area of the Waterloo State Recreation Area. Though, the majority of Township land has a slope of zero to six percent (See Appendix C, Figure A). Most of the topographic features are the result of erosion or deposition during the Wisconsin gladation, the latest glacial period. Marshes and areas of organic soil are important topographic features, as they are the remnants of old lakebeds and glacial drainageways. Geology Grass Lake is part of a broad upland area of sedimentary bedrock extending from the Ohio-Indiana state line northeastward to Michigan's "Thumb". As the ice melted after the Wisconsin glaciation, a mantle of glacial drift was left on beds of sedimentary bedrock. Of varying depths, the drift formed mainly outwash plains, glacial drainageways and kettles in the area encompassed by the Township. Soils Two soil associations dominate the land area within Grass Lake Township: the Spinks-OnnasHoughton and the Boyer-Oshtemo-Houghton associations. Both associations are described as deep soils, and both exhibit well drained and poorly drained characteristics. Examples of each association can be found in any area of the Township but each half of the Township is dominated by one association. The Spinks-Onnas-Houghton association is concentrated in the southern portion of the Township. These are typically sandy or muck soils which fonned in glaciofluvial deposits or in organic material. The Boyer-Oshtemo-Houghton association dominates in the central-northern tier. These are loamy or muck soils that also formed in glaciofluvial deposits or in organic material. The northern most tier of the Township includes a narrow band of Boyer-Hillsdale-Houghton soils, associated with the wooded moraines of the Waterloo State Recreation Area. The well-drained Spinks, Ormas, Boyer, Oshtemo soils are suitable for com and other crop production, pasture, hayland, and woodland. The excessive moisture of the poorly drained Houghton soils can be reduced with various management and engineering techniques to make it suitable for use as cropland, pasture, hayland and woodland. Grass Lake Township 3 Appendix A �All above listed soil types have slight restrictions for building site deve1opment and severe limitations in regards to the development of on-site sewage disposa1s systems. The sandy composition of the soils may contribute to groundwater po11ution because of its inadequate filteration capacities. Soils with restrictions due to ponding, flooding, and wetness have been mapped according to Soil conservation Service Survey Data (See Appendix C, Figure B). Water Resources Seven hundred-seventeen (717) acres of Township land is under water. The Township encompasses aII of Grass and Tims Lakes, and portions of Notten, Little Pleasant, Goose, and Wolf Lakes. Wetland areas make up a significant portion of the submerged land. The lakes and wetlands are concentrated in two areas: a broad swath north of Grass Lake Village and another in the southern most part, with legs extending north to the Village and east along the Willow Creek. Both wetland systems extend into neighboring townships Nearly the entire Township of Grass Lake has been identified as a groundwater recharge zone by the Soil Conservation Service. Closer analysis of specific soil types has provided more detail as to which soils are most sensitively connected to the groundwater recharge system (See Appendix C, Figure C). As local aquifers are generaily shailow, the areas of sandy or loamy soils are vulnerable to contamination by potential point and non-point sources of poIIution. Grass Lake Township has not participated in the Federal Flood Insurance Program. The delineation of soils prone to flooding, ponding and wetness along the banks of water bodies is a conservative approximation of flood plain boundaries Woodlands As with aII of pre-settlement Michigan, Grass Lake Township was once heavily wooded. Most of the trees have been through the years cleared to aIIow for cultivation of the land. The remaining woodlots are primarily lowland hardwoods such as ash, elm, soft maple, and cottonwood trees; or lowland conifers such as white spruce. There are several remaining heavily wooded areas: Waterloo State Recreation Area, Sharonville State Game Area, notheast comer of Lee and NorveII Roads, and the north side of Curtis Road near the Washtenaw County line. Agricultural Lands A significant percentage of Township residents are involved in agricultural production. It is estimated that 4.5% are involved in some aspect of agricultural industry whereas only l. 7% of all county residents are employed in a similar occupation. The agricultural lifestyle is a long established tradition in the Township. According to the Michigan Bureau of History there are least five registered Centennial Farms in Grass Lake Township. The desire to remain an agricultural community is evidenced by the more than 6700 acres ofland enrolled under Public Act 116, the Farmland and Open Space Preservation Program. Grass Lake Township 4 Appendix A �The Township boundaries encompass a moderate quantity of soils defined as agricu1turally prime or unique by the Soil Conservation Service. These soils are scattered throughout the Township, though the greatest concentrations are found in the southern region. Many of the remaining soil types, though not prime or unique, are highly productive soils which demand only moderate soil management techniques. The primary crop produced in the Township is com, secondary crops include hay and Christmas trees. The Township is the home of one of two intensive livestock operations located in Jackson County. I l • Grass Lake Township 5 Appendix A �Population and Housing The population of Grass Lake Township more than doubled between 1950 and 1990, and experienced particularly large increases in the 1950s and again in the 1970s. Despite population increases the Township has remained rural in character, with 2,871 residents (in 1990) occupying a total area of29,651 acres. The population growth of Grass Lake Township has remain between the surrounding townships in Jackson and Washtenaw County. During the same period, the population of Grass Lake Village remained fairly stable at a level of 900 to 1,000 residents. At the regional level, the population of Jackson County rose to 149,756, an increase of approximately 39% over 1950 figures, while that of Washtenaw County reached 282,937, an increase of about 110%. Table 1 POPULATION TRENDS 1950-1980 FOR GRASS LAKE TOWNSHIP AND RELATED AREAS 1950 Number 1960 Change Number Change 1,233 35% 1,661 15% 1,909 43% 2,723 6% 2,871 Grass Lake Village Leoni Township Napoleon Township Norvell Township Waterloo Township Jackson County* 878 8,468 2,549 804 924 107,925 18% 35% 71 % 46% 77% 17% 1,037 11,430 4,350 1,176 1,638 126,488 2% 22% 26% 52% 9% 10% 1,061 13,953 5,500 1,788 1,788 138,645 -9% 2% 12% 35% 37% 962 14,259 6,141 2,418 2,444 146,024 -7% 903 13,435 6,273 2,657 2,830 149,756 Lyndon Township Manchester Township** Sharon Township Sylvan Township** Washtenaw County*** 750 2,295 670 3,378 134,606 38% 13% 13% 30% 28% 1,037 2,590 760 4,401 172,440 32% 10% 9% 16% 36% 1,373 2,856 831 5,086 234,103 50% Grass Lake Township } 1970 Number Change 5% 13% 64% 9% 13% 1980 Number Change 2,057 3,226 1,363 5,524 264,748 -6% 2% 10% 16% 3% 8% 6% 0.2% 5% 7% 1990 Numbe1 2,228 3,429 1,366 5,827 282,937 * : excludes inmates of Southern Michigan Prison ** : includes Village within Township boundaries *** : includes college and university students Source: U.S. Census Grass Lake Township 6 Appendix A �Chart 1: Population Trends 19 50-1990 4000 p 3600 0 3200 p 2800 u 2400 a 2000 t 1600 1200 0 n _ _ _ _---a_..1 - - - - - - - - 1 ,___ _ _ _-a__,r - - - - - - a 800 c;>-= 400 0 1950 ◊ Grass Lake Township 1960 1970 1980 1990 a Grass Lake Village Estimates and Projections Estimates and projections of population can vary considerably according to the methods and assumptions used. The State of Michigan Department of Management and Budget's estimates for 1986 show a slight decline in population for Jackson County as a whole, and for Grass Lake Township and surrounding townships, except that Norvell. On the other hand, figures based on the number of building permits issued for new residential units multiplied by household size suggest a slight increase, rather than a decline, in population for Grass Lake Township. For Jackson County, the State projects a general increase in population of 8.1 % between 1986 and 2000, which approximates the rate obseived in the 1960s. However, the constant share method they employ does not allow for variations between individual municipalities and therefore between municipalities and the county as a whole. This is important to keep in mind. For example, the growth rate in Grass Lake Township between 1970 and 1980 was 43% versus an aggregate rate of 5.3% for Jackson County. Also, projections prepared by Michigan State University for the Grass Lake Community School District show a 13% increase in school enrollment between 1986 and 1995, while State projections for the number of school-aged children (5 to 19) in the county as a whole are for a 6% decline. Of course, the impact of changes in population for a community will depend on the actual numbers of people and households the changes represent, rather than on percentages. Grass Lake Township 7 Appendix A �Table 2 POPULATION ESTIMATES 1986 FOR GRASS LAKE TOWNSHIP AND JACKSON C'lUNTY Grass Lake Township Constant Share Residential Building Jackson County• Constant Share 1980 1986 Change 2,723 2,723 2,630 2,872 -3.4% 5.5% 151,495 144,450 -4.7% • including inmate population . ~~= • "Constant Share" figures came from the State Dept. of Management Budget ( 12/88) • "Residential Building" figures were based on the method used by the Washtenaw County Metropolitan Planning Commission (WCMPC) in CURRENT STATISTICS (3/88): I) permits issued '80-'85; 2) household size of 3.05 (size in 1980 less 0.1) Table 3 PROJECTED POPULATION GROWTH FOR GRASS LAKE TOWNSHIP AND JACKSON COUNTY : 1980-2000 Grass Lake Township Constant Share School enrollment 1980 2,723 1990 1995 2000 Change 2,689 2,892 2,765 3,275 2,843 n/a 5.73% 13.24%· Jackson County 146,024 147,693 151,849 156,121 5.71% Washtenaw County 264,748 288,991 318,555 353,238 22.23% • % change from 1990 to 1995 only Notes: • "Constant Share" figures provided by the State Dept. of Management & Budget (12188) • "School enrollment" is based on the ratio of the 1986 population estimate to the actual school enrollment in 1985-86 (i.e. 3.68), multiplied by the actual or projected school enrollment in the Grass Lake Community School District. Source: Grass Lake Community School District, Region 2 Planning Commission, WCMPC · Grass Lake Township 8 Appendix A �Table 4 ACTUAL AND PROJECTED SCHOOL ENROLLMENT 1980-1995 GRASS LAKE COMMUNITY SCHOOL DISTRICT 1986/87 1987/88 385 394 402 386 435 376 779 788 811 1980/81 1981/82 1982/83 1983/84 1984/85 Elementary High School 437 447 438 ill 421 433 375 431 363 415 Total 884 849 854 806 778 1988/89 1989/90 1990/91 Elementary High School 445 349 455 331 476 339 478 348 491 354 490 375 387 Total 794 786 815 826 845 865 890 1991/92 1992/93 1985/86 1993/94 1994/95 503 Source: Jackson County Intermediate School District, Grass Lake Community School District Figure B MAP OF GRASS LAKE COMMUNITY SCHOOL DISTRICT Grass Lake Township 9 Appendix A �Characteristics Age Composition In 1990, the combined populations of Grass Lake Township and Village included a relatively small proportion (59.8%) of residents aged 18 to 64, the age group considered to represent the labor force. The proportion of younger and older residents was usually higher than in surrounding townships, particularly in the case of persons aged 65 and over. The median age of Grass Lake Township residents is 34.6 years and 33.1 years for Village residents. Households Households in Grass Lake Township numbered 1,270 in 1990 and averaged 2.85 persons per household. Household size was larger than in adjacent townships in Jackson County and most similar to Lyndon and Manchester Townships in Washtenaw County (2. 78 and 2.82 persons/household, respectively). Table 5 GENERAL POPULATION AND HOUSEHOLD CHARACTERISTICS 1990 FOR GRASS LAKE TOWNSHIP AND RELATED AREAS IN JACKSON COUNTY Leoni Township Napoleon Township Norvell Township Waterloo Township 3,774 13,435 6,273 2,657 2830 149,756 34 .6 27.0% 59.8% 13.2% 34.0 26.3% 62.1% 11.6% 34.l 27.0% 62.3% 10.7% 36.0 26.0% 63.0% 11.0% 32.6 24.8% 66.6% 8.6% 33.4 25.8% 61.8% 12.4% 1270 2.85 5,039 2.66 2261 2.75 970 2.73 928 2.78 53,660 2.62 Grass Lake Township* Total Population Age Characteristics Median Age Percent under 18 Percent 18 to 64 Percent 65 and over Total Households Household Size • Jackson County•• includes Grass Lake Village ** excludes Southern Michigan Prison Source : U. S. Census Table 6 GENERAL POPULATION AND HOUSEHOLD CHARACTERISTICS 1980 FOR GRASS LAKE TOWNSHIP AND RELATED AREAS IN WASHTENAW COUNTY Grass Lake Lyndon Manchester Sharon Sylvan Township* Township Township* Township Township* County•• Washtenaw Total Population Age Characteristics Median Age Grass Lake Township - --------- - ---- - 3,774 2,228 3,492 1,366 5,827 282,937 34.6 33.2 33.8 36.3 35.7 29.2 I0 Appendix A �Percent under 18 Percent 18 to 64 Percent 65 and over Total Households Household Size 29.3% 59.7% 11.0% 1,237 2.82 23.2% 69.6% 6.9% 700 . 2.78 27.0% 59.8% 13.2% 1,270 2.85 27.2% 62.4% 10.4% 462 2.96 * includes Village within Township boundaries ** includes college and university students 27.0% 57.7% 15.3% 2,047 2.69 21.6% 70.9% 7.5% 104,528 2.50 Source: l 1• S. Census Chart 2: General Age Distribution 1990 1.00 p e r C e n t a g e 0.10 0.00 Grass Lake Twp. & Village [] Under 18 ~ 18 to 64 Jackson Cty Townships B Washtenaw Cty Townships 65 and Over Note: Figures for Townships in Jackson and Washtenaw Counties represent the averages of the Townships adjacent to Grass Lake Township: Leoni, Napoleon, Norvell and Waterloo in Jackson Co.; Lyndon, Manchester, Sharon and Sylvan in Washtenaw County. Educational Attainment Residents of Grass Lake Township and Village aged 25 and over tend to be slightly more educated than the average resident of Jackson County, but less so than that of Washtenaw County. Grass Lake Township l l Appendix A �Table 7 EDUCATIONAL ATTAINMENT 1980 Total Persons 25 and over Percent High School Graduates Percent with 1 to 3 years of College Percent with 4 or more years of College Grass Lake Township• Jackson County Washtenaw County 2,161 72.6% 18.6% 11.0% 88,518 69.2% 16.9% 12.2% 141,291 80.9% 18.5% 36.1 o/o * includes Village Source: U. S. Census Income The median income for Grass Lake Township and Village households in 1980 was $21,261, which was somewhat more than the average of surrounding townships in Jackson County ($19,834), but lower than that of nearby townships in Washtenaw County ($23, 118.). Housing Characteristics Home Ownership Of Grass Lake Township and Grass Lake Village residents, 81.3% and 77.5% respectively owned their homes. In Jackson County 73. 7% residents own their homes. Housing Value Between 1984 and 1988, the average home sales value rose steadily, then dropped 15% in 1989 returning to the 1986 average. The average sales value was $41,738 in 1989. Table 8 AVERAGE HOME SALES VALUES 1984 - 1990 GRASS LAKE TOWNSHIP Year Number of Sales Total Dollar Sales 1984 1985 1986 1987 1988 1989 1990 28 61 53 53 54 37 $907,350 $2,257,775 $2,205,400 $2,292,460 $2,639,200 $1,544,305 Average Dollar Sale S32A05 $37,013 $41,61 I $43,254 $48,874 $41,738 $76,100 Source: Grass Lake Township The median home value reported by the 1990 Census was $60,600. Grass Lake Township 12 Appendix A �Age of Housing Stock In 1980, the Township and Village's housing stock dated from a range of periods: over one third of the residential units (433) dated from before World War II, while close to a quarter (288) had been built within the preceding ten years. The Village accounted for most of the older units, which, together with several commercial and institutional buildings, give the community its historic character. Table 9 AGE OF HOUSING STOCK 1980 FOR GRASS LAKE TOWNSHIP AND VILLAGE AND RELATED AREAS Total Number of Units Grass Lake Township & Village Built in 1939 or earlier Built from 1940 to 1969 Built from 1970to 1979 Leoni Township Napoleon Township Norvell Township Waterloo Township Jackson County 1,204 4,958 2,181 879 915 53,629 36% 26% 22% 27% 24% 38% 40% 55% 50% 45% 30% 41% 24% 19% 28% 28% 47% 21% Manchester Township Sylvan Township Washtenaw County 1,141 1,933 97,397 51% 42% 21% 28% 46% 52% 21% 12% 27% Note: Census figures for Lyndon and Sharon Townships are not available because their population was below 2,500. Source: U. S. Census Building Activity Residential building activity from 1980 through 1990 lagged considerably behind the previous decade: 108 units versus 287 units. The vast majority (30 units) were built in the Township, and all of these were single family homes. The Township added commercial structures - one industrial structure. During the same period, two commercial units and five multiple family residential units were built in the Village. Table 10 RESIDENTIAL UNITS BUILT BETWEEN 1980 AND 1990 GRASS LAKE TOWNSHIP AND VILLAGE 1980 Grass Lake Township Grass Lake Village Total 22 0 22 1981 1982 1983 1984 1985 1986 1987 1988 11 0 11 6 8 0 8 4 0 4 8 0 8 11 0 24 6 30 8 0 8 6 Note: Figures equal construction less demolition Grass Lake Township 0 11 1989 1990 11 2 13 17 3 21 Total 130 11 141 Source: Region 2 Planning Commission 13 Appendix A �Economic Base Labor Force Characteristics In 1980, 85% of the combined labor force of the Township and Village was fairly evenly split between the following four occupational categories: operatives; skilled workers; technical, sales and clerical workers; and managers and professionals. Relative to Jackson County ru~a whole, there were fewer workers in technical, sales, clerical and service occupations, and correspondingly more skilled workers and more in farm related occupations. These differences are echoed in the breakdown by industry, with fewer workers employed in the service and trade sectors and more employed in agriculture, construction and manufacturing. The manufacturing sector employed 1/3 of Grass Lake Township and Village's labor force in 1980. This proportion has probably decreased, since overall industrial employment in Jackson County dropped 12% between then and 1986. Although light industry has recovered, employment in heavy industry remained down by 24 % . Unemployment, in 1980, at 9%, was slightly lower than the aggregate county rate of 10.2%, but considerably higher than the Washtenaw County rate of 6.8%. Table 11 LABOR FORCE CHARACTERISTICS 1980 FOR GRASS LAKE TOWNSHIP AND JACKSON COUNTY Grass Lake Township Number Percent Jackson County Percent Number BY OCCUPATION Managers, Professionals Tech., Sales, Admin. Support Service Farm., Forest, Fishing Skilled Workers Operatives, Laborers Totals 292 308 162 65 308 ~ l,491 19.6 20.7 10.9 4.4 20.7 23.9 100.0 12,138 16,831 8,756 1,132 7,808 13,484 60,149 20.2 28.0 14.6 1.9 13.0 22.4 100.0 1,036 2,591 18,099 5,744 11,669 2,375 4,078 11,892 2,665 60,149 1. 7 4.3 30. l 9.5 19.4 3.9 6.8 19.8 BY INDUSTRY Agriculture, Forestry, Fisheries Mining, Construction Manufacturing Transportation, Utilities Retail & Wholesale Trade Finance, Insurance, Real Estate Business & Personal Services Health, Educ. & Prorl Services Public Administration Totals 7J 67 119 499 88 255 10 88 308 _j]_ 1,491 4.5 8.0 33.5 5.9 17 .1 0.7 5.9 20.7 _il 100.0 -1A 100.0 Source: U.S. Census Grass Lake Township 14 Appendix A �Chart 3 Major Occupational Groups p e r C 30 27 e 24 n 21 t 18 0 f 15 12 9 a 6 b 3 0 r 0 f Mgr/ProrI 0 Skilled Workers Tech/Sales Operatives Other r C e [J Grass Lake Twp. ~ Jackson Co. Employer Characteristics Employers in the Grass Lake area provided 597 jobs in early 1989, with almost half in health, education and social service fields and 1/3 in the trade and manufacturing sectors. Two out of the five manufacturers have moved to Grass Lake in the last two years. Table 12 EMPLOYERS BY SECTOR IN 1989 GRASS LAKE ZIP CODE AREA SECTOR Agriculture, Forestry, Fisheries Mining, Construction Manufacturing Transportation, Utilities Retail & Wholesale Trade Finance, Insurance, Real Estate Business & Personal Services Health, Educ. & Social Services Public Administration Total Grass Lake Township EMPLOYEES Number Percentage 17 3% 12% 16% 72 93 0 101 0% 17% 0% l 6 1% 279 47% 28 597 100% 5% l5 Appendix A �Table 13 MANUFACTURERS IN 1990 GRASS LAKE TOWNSHIP AND VILLAGE Number of Employees Established Pilot Plastics, Inc., Electronic Division The Monarch Press, Inc. Walker Manufacturing Co. Parts of America Aerospace, Inc. OPAT Machine Corey Laboratories 10 40 130 60 25 1 (incubator for other small industries) 30 1988 1927 1967 1989 1960 l 980's 1991 Tax Base The relative tax base values of agricultural and residential property shifted considerably between 1980 and 1989. The residential share increased from 46% to 64%, while the agricultural share decreased from 35% to 19% of the total tax base. Commercial and industrial values ·remained stable at around 4% each. In 1990, more than 6,700 acres of agricultural land was granted tax abatements under P.A. 116 contract agreements. Table 14 STATE ASSESSED VALUATIONS IN $1,000, 1980-1991 GRASS LAKE TOWNSHIP 1980 1981 1982 1983 1984 1985 REAL Agricultural Residential Commercial Industrial Total 11,667 15,097 1,428 1,224 29,416 11,271 18,318 1,563 1,327 32,479 11,096 21,318 1,617 1,330 35,361 10,800 21,352 1,656 1,274 35,082 10,401 22,235 1,742 1,226 35,604 10,819 21,533 1,854 35,488 Real & Personal 33,126 36,353 39,572 39,139 39,695 39,362 1986 1987 1988 1989 1990 1991 Agricultural Residential Commercial Industrial Total 10,734 22,209 1,883 1,208 36,034 10,509 23,020 1,820 1,074 36,423 8,668 26,306 1,873 1,081 37,928 9,051 29,396 1,812 1,219 41,478 9,564 33,770 1,964 1,335 46,633 8,003 37,475 1,988 1,416 48,882 Real & Personal 40,401 40,505 42,252 45,929 46,854 49,503 REAL 1,282 Source: Grass Lake Township Grass Lake Township 16 Appendix A t'"\J)J)ellUI)!. I\ �Chart 4: SEV Trends 37480 33732 n 29984 26236 $ 22488 18740 0 14992 0 11244 0 7496 ◊ -0 0 0- 3748 0 1980 ◊ 1981 Agricultural Grass Lake Township 1982 □ 1983 Residential 1984 1985 ♦ Comm./Ind. 17 1986 1987 1988 1989 1990 1991 Appendix A �Community Facilities and Services Police and Fire The Township has one fire department located on West Michigan Avenue in the Village of Grass Lake. Police service is contracted from Jackson County. Emergency Medical Service is ·available, though the nearest hospitals are in Chelsea and Jackson. Utilities Consumers Power provides electricity throughout the Township and gas in most areas. Telephone se~ice is provided by General Telephone. Sewer, Water and Solid Waste Disposal There are no central sewer or water facilities in the Township. Residents and businesses rely on individual septic systems and wells. The Village of Grass Lake has a central water system supplied by two wells, but no sewer facilities. Solid waste collection and disposal services are provided by private contractor. The Region 2 Planning Commission recently submitted a regional solid waste plan to the Michigan Department of Natural Resources which essentially maintains the status quo in Grass Lake Township. Roadways Apart from I-94, all Township roads are county-maintained. Of these, one half are primary roads. The remainder are fairly evenly split between paved and unpaved local roads. Schools The Grass Lake Community School District, a part of the Jackson County Intermediate School District, encompasses Grass Lake Village, Grass Lake Township and limited areas in adjoining townships. The District consists of one elementary school and one combined junior and senior high school located on the eastern edge of the Village. Parks and Recreation Grass Lake Township includes a number of lakes, natural areas, and public and private facilities that offer residents and visitors opportunities for both passive and active recreation. Grass Lake Township I8 Appendix A �Table 15 RECREATIONAL FACILITIES 1990 FOR GRASS LAKE TOWNSHIP Name Location Type Description/Activities Waterloo State Rec. Area N. of 1-94 State Sharonville State Game Area SE portion State Fishing, camping, hunting, trails, nature e~chibits, etc. Hunting, fishing, hiking, dog field trials Various Scenic Drives N. of 1-94 State and private Grass Lake County Park E. shore Grass Lake County Grass Lake Township Hall S. shore Grass Lake Township Tennis court Coe House Museum W. edge of Village Village Historical Soc. Local history, special events Grass Lake Depot & Whistle Stop Park Village Whistlestop Park Assn. Exhibition hall & community activity center, scenic park Twin Knolls Golf Course near Wolf Lake Public All Seasons Resorts NE of Goose Lake Private Camping & RV Park Fa-Ho-Lo Park N. of Village Private Camping & RV Park Four Seasons Campground E. of Little Wolf Lake Private Grass Lake Township I9 Scenic country roads, views Camping Appendix A �Existing Land Use The existing land use map was compiled from the Region 2 Planning Commission's 1973 land use map. The information was recorded on a base map, updated with aerial photos taken in 1986 and field checked for recent developments. Additional information was provided by the 1977 Land Use Plan for the Township. Land use is devoted mainly to agriculture and low density residential development. The categories appearing on the land use map are as follows: Agricultural The majority of the Township's land area falls under this category, which includes both vacant and cultivated agricultural lands. One of two hog hotels in Jackson County is located in the northwest comer of the Township, but the largest expanses of agricultural land occupy the southern and eastern quadrants of the Township. Rural ResidentiaVFarmstead Farmsteads and homes on parcels larger than 5 acres are the dominant form of residential use throughout the Township. They are found along virtua1ly every local road with frequently sizable landholdings behind the structures remaining vacant or under cultivation. Residences are more prevalent in the northeastern part of the Township south of 1-94, along Michigan Avenue and in the southern tier. This designation also includes trailers or mobile homes located on individual parcels as opposed to mobile home parks. Single Family Residential Single family residential development on parcels of less than 5 acres is limited to a few strips near the Village of Grass Lake and the shores of Tims and Wolf Lakes. Multiple Family Residential Two four-unit apartment buildings exist on separate sites in the Township. Mobile Home Park Two small parks of a resort character are located in the Township, one east of Tims Lake, the other north of Wolf Lake. Public/Quasi-Public A few public/quasi-public land uses occur in the Township, mainly in proximity to the Village and along 1-94. Township and Village offices are in Grass Lake Village. This category also includes: schools, churches, cemeteries, utilities, and a freeway rest area and weigh station. Grass Lake Township 20 Appendix A �Open Space/Recreational A variety of open space and recreational uses are represented, but together they encompass relatively little land area. The north-central edge of the Township is overlapped by Waterloo State Recreation Area, and the southeastern edge by the Sharonville State Game Area. Other parks, resorts and golf courses are clustered around Grass, Tims and Wolf Lakes. (_ Commercial Small commercial and office uses are found along Michigan Avenue at the edges of the Village and at Wolf Lake. Industrial A few industrial facilities exist on scattered sites in the Township. The newest facility is located at one of the 1-94 interchanges. Grass Lake Township 21 Appendix A �GRASS LAKE WATERLOO TOWNSHIP TOWNSHIP a a: • • el~ >- ~ 0.. It ~ :z ill< 0 ~ ~11 z I ®(j) 0 ~7~~ • I § ~ I ; c( 3: w .J ® Q Q) ~ i) 12 3 0 a: ~1---=-:-=tr, NAPOLEON TOWNSHIP Agricultural Rural Residential/Farmstead Single Family Residential Multiple Family Residential Mobile Home Park Public / Quasi-Public Open Space / Recreation Commercial Industrial D m -- NORVELL TOWNSHIP ~~o@~□ mJ® [LtrumJ@ QJJ@@ EB Grass Lake Township ~ ~ 1200 3000 5AOO &oOQ 7200 ii Carllsle Associates, Inc. Community Planners & Landscape Architects I ��Agricultural Land Analysis Methodology A definition of locally essential agricultural land requires more than simply a knowledge of the distribution of Soil Conservation Service defined Prime and Unique farmland. The long-term stability and viability of the Grass Lake Township agricultural community depends on a number of variables such as the availability of large parcels, a minimum of urban and residential encroachment, and an interest on the part oflocaJ farmers to remain in agricultural production. The agricultural land analysis applied to Grass Lake Township was designed to identify the areas (not specific parcels) within the Township which are essential to the conservation of the agricultural and rural character of Grass Lake Township. A goal of the analysis is to provide support to existing rural and agricultural land uses, and to discourage the encroachment of suburban land uses into primarily agricultural areas. The systematic ranking of local agricultural land forms the cornerstone of the Township agricultural conservation program. The agricultural analysis supports the designation of an Agricultural district where non-agricultural development is to be severely limited in order to encourage the continued agricultural use of these lands. A second goal of the ~nalysis was to apply a land evaluation system which would be flexible over time and to incorporate the individual property owners' right to a reasonable use of their land. IDENTIFICATION OF AGRICULTURAL RESOURCES The following characteristics were applied to the available land base. Each characteristic depicts a strength within the Township agricultural base, and each has been examined and mapped as part of the process of differentiating agricultural lands. Included with the description of each characteristic is a brief explanation of why it was chosen. • Prime and Unique Farmland: Prime farmland contains soils identified by the Soil Conservation Service as composed of the best combination of physical and chemical characteristics for producing food, forage, fiber, and oilseed crops. Unique farmland contains soils other than prime which are used for the production of specific crops. Prime and Unique Farmland is a standard, though highly selective, physical characteristic employed to locate agricultural lands. • Class II Soils: Soils identified by the Soil Conservation Service as exhibiting only moderate limitations which reduce the choice of plants or require moderate conservation practices. Grass Lake Township has few areas which are identified as prime or unique farmland. Class II soils represent those soils within the Township which may be farmed with only moderate limitations to crop type and necessary conservation practices. • Soils Capable of Producing 100 Bushels of Coro per Acre: Township soils identified by Table 5 in the Jackson County Soil Survey as capable of producing 100 bushels of com per acre. This characteristic was included to expand the physical basis for agricultural production. It was the belief that this rate of com production would sustain a fanning operation. Grass Lake Township 22 Appendix B �• Eighty Acre or Greater Parcels: Parcels identified from the plat book which were eighty acres or greater in size. I identified areas within the Township where parcels exist which are large enough to support an efficient agricultural operation. It was also anticipated that large parcels indicated a limited amount of suburban residential encroachment. • Major Farmsteads: Initially determined by interpolating the concurrent existence of large contiguous properties, farmsteads depicted on the existing land use map, and P.A. 116 agreements. Refined with the input of Township officials. Identified where full-time farmers were currently located. • Public Act 116 Agreements: Properties identified through state and local records as enrolled in the farmland and open space program in 1990. Identified farmers (or land owners) who have an interest in remaining in agricultural production or a11owing their property to remain as open space. • Centennial Farm Registration: Farms registered with the Michigan State Department of History as a Michigan Centennial Farm. Identified farms which may have historical importance to the community, and should be recognized as part of an agricultural conservation program. MAPPING AGRICULTURAL CHARACTERISTICS ) The analysis base map used was an outline of the Township boundaries with the quarter section lines drafted on to it. The first step to mapping the agricultural characteristics was to eliminate those quarter sections which were unavailable for agricultural activities. Any quarter section which was fifty percent or more committed to a land use other than agriculture or open land was eliminated from the analysis. This included state recreation and preservation lands and quarter sections occupied by industry or suburban type homesteads. Each remaining quarter section was examined to determine if a given characteristic described at least fifty percent of the land area within the quarter section. Whenever at least fifty percent of the quarter section was covered by an individual characteristic it was marked. The result was a generalization over the entire one hundred-sixty acres contained within the quarter section, however it prevented identifying specific parcels. Overlays of the maps indicated patterns of resource distribution which were interpreted into the agricultural categories of essential, secondary or reserve. ASSIGNING AGRICULTURAL DESIGNATIONS The characteristics used to identify agricultural lands do not have the same importance or weight. For example, prime, unique or class II soils are much more important to the profitability of a farm than the presence of centennial farm registration. Combinations of variables may produce better or worse conditions for agriculture as well. Therefore, certain characteristics were related together to develop a hierarchy of agricultural lands. The first (highest) classification in the hierarchy is "Essential Agricultural Land." The term is applied to those quarter sections which contain one soil characteristic and a major farmstead. The concept is to recognize the most productive soils and existing operations. These land areas are to form the core of the agricultural conservation district. The agricultural district will allow only Grass Lake Township 23 Appendix B �those uses named in the Policy 2: Land Use Intensity as very low intensity uses. The second classification is "Secondary Agricultural Land." The term is applied to those quarter sections which contain one of the soil characteristics, or properties which are eighty acres or greater in size, or enrolled in the P.A. 116 program. The classification recognizes desirable soils, parcels of sufficient size to develop an agricultural use, existing farms of smaller size, or an owner's desire to remain in agriculture on open land use. The land uses permitted within this area shall be in the low intensity category. The third classification is "Resetve Agricultural Land." This classification primarily recof•nizes the remaining designated soils without any additional criteria. However, the classification was used to include farms which may not have met any other criteria but are noteworthy for other reasons {such as a centennial fann). Figure A depicts the designation given to each quarter section based on the above defined criteria. Figure B depicts the Agricultural Conservation Zone that was determined by the distribution of agricultural characteristics. To arrive at the area to be designated for Agricultural use the areas which were identified as essential agricultural land were sumed. It was decided that if necessary to arrive at a district that could be described in a continuous and fluid way that some quarter sections designated as secondary agricultural land were to be included as part of the district. The purpose of the secondary agricultural lands is to serve as a visual and physical buffer to the essential agricultural district. In addition to maintaining a map of Township agricultural lands and to delineating the Township agricultural conservation district, the analysis also may be used at the time of development and rezoning reviews, to aid the Township tract the loss of agricultural lands, and to measure the impact ofland use on the agricultural base of the community. Grass Lake Township 24 Appendix B ---- ~ -- --- �) ) WATERLOO J TOWNSHIP ::::::::::::::::,:::::::::::::::::::::::::::::::::::::::::: ~,:,:,1,•,:•••:, ··········••.t,:,,,.,.,.,:,•,···•.•,.,.,.,. '•·············•1-•,•······································ ---..,..•. -~•:•:•:•t•?•!•~•-•:•:•:•:•,•?•:•:•:•:•t•!•: .~::•:::::::::~::::::::::::::::,:.:::::::: m~rrmmr:;:;:;:;:;:;:;:;:;:= •~•••••••••Y,/'--!'- ••::;;~;;;;;;;;;;;;i::: ,•,•, ······-· ~;l1:t··· ··········· ,:,;,:-:•:• !)!}! .:::::::::•· f ~ ~ V ...x "'z ~ z w :r 3' 0 I- 1- 4/l = GRASS AKE I~=::::::::::::::::: ·s;. : :::::::.;(::::::It::::::::::::::::: ::i::=:=:: ::_:_:_:_:~:~:~::It :_:_:_:_: :J:_:_: I :_::If;_::.=.• i't!tit!'!@l/@!i!iiiii!!l!Hi J.1 ~ :i. i : : : '/Mf!MM!!~~~MM!!~!1~m@~!f!!l!f1Ni/1//////////////////// ::::::::::::w:::::: ltfi:f ::: I.. : I \ul~11,,,. . ;ij , _···:·:·=w.r;; mm~~~~~;~ HORV£LL ~1·_L·:=.~:~ TOWNSHIP AGRICULTURAL LAND QUARTER SECTION ANALYSIS [~:~t:~:~:~:~:~:~:] ESSENTIAL AGRICULTURAL 1Jl1Jt:M SECONDARY AGRICULTURAL r........... ........ ·1 .......... ............ RESERVE AGRICULTURAL UNAVAILABLE LANDS No Scale Carlisle Associates, Inc. Community Planners & Landscape Architects �WATERLOO TOWNSHI~ ilt?t:i:;:~=··.:,:, .... .... •,•. .... :•:• 0.. t: ~ 411 ~ u ' ...0 ~ j Ii~ li if!i!JJ~1li/!lll1l 1!1 1 111111 11 ! !1 1 1 1l■ .•c,c,,:;;;;:;;;;;:;;;::::;;:::;:;;;:::;;;:::::;;;;:;111111111:: :: ::: i:i:: .. ❖:;:;.:;:::.:.::;:::a::::::y·;; ·:'' ~ NORVtLL - IITITIITrJ lt1i£jJ TOWNSHIP AGRICULTURAL CONSERVATION ZONE ESSENTIAL AGRICULTURAL SECONDARY AGRICULTURAL a D . ... RESERVE AGRJCUL TURAL UNAVAILABLE LANDS No Scale . Carlisle Associates, Inc. Community Planners & Landscape Architects ��WAT'fR LOO .;::::::::::::::: TOWNSH I P .,J \'tJ!.A> __;-.._ 2'2 -:, -:~~:: ..::· .;,•, ;\: ~ l. ,::t:: l l~ ~ a. ....lo. .,, ~ z • OLJI I ,,___,nD1 .. V 0 I- I'\t"·~ii , I, . i : '1 --'''"_p,. '":: 0 IAI .J l ,I I , / Ii ••,,,,.,GRA S ~ E If ······ ,, 1 :: 4 = ~ ~1 ' ]) I - Ii D i 1 ~u ~f i J z w .,,~ i J - ·+-- - J ~r k:·J ,t,,y~:;:;t' , ,l ·•:•.:, . PAG{ ··.-:-::.- 0 Cl: ~ r I If •,•,•· •,·, ~ .. ~.;:;!;!:;T-.·· 12 lf--t"•~•:;:~:\:r- 3 J. RO I r ~ l T I ...=J- . ...J ' ,._ I ~4 3 -t ..... ~ ..oAV[LL • r .-::i~ MODERATE TO SEVERE TOWNSHIP SLOPES ( 10%-30% slopes) No Scale Carlisle Associates, Inc. Community Planners & Landscape Architects __ ...,., IIWI'- -~~LJll.. ■ '11 ... '-i: ■ ('IT' -- �en en w co (.) ~ - (I) w ~ -Cl z 0 a. (!J -Clz 0 ·O I . _J ;~ -~~~-:· ·.\~;....\ ·- (1) C. 0 0~ U) CJ) U)"O cii~ ·====·=·•: \.•~:/•• G) '-- cu <( <( z . ---:::~·-:: ;-?_ ....-:-::r·: (1) .-t= -.c U) (.) <~ G) CJ ...•: 0 z Co - Cl z ~ff= 0~ Q) LL 0 f- w z 0 a: a.. Cl) - _J 0 (/) - _J ·-'<"a- ~ (1) o§cu . a.. ~ ." t: C ::s E E 0 () �,) WATERLOO en ' a:: ....... . .. •~v..... 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'.,:~;,.L -<ll::::r 1 111Ii@i}F. :::=:,:,:::,:,:,:ii -=;/~f/f ~ U,.Y.; • ••• •,•,• -"-:; - \{L> .. •:•:•:•:•:•:•·· • • •.::- ~jJ ~QUL::t.,J.i - I - ~ ~ - - - , I -1 l .. .,. ~·: .:. . . . . . . . ~ JfJli]IJJJ;;;;==·=· ·•:•:••;•·· ::?{[[}f) .. ·•,•,•, ,,. ~ ··,t:,,_ I ~?3:,~ b ~LL • 1 ., I i - 1,. ,,;;:,'.-•·• .., f'..? t ~.;.;;;;:.:.::~:~¥~!JJ;4}"~JI/ ··:·:·:·:·:·:·:·:·:·:i... ··.:.:.:.:.:.:hw-:-:- 1 · ·""'1'·•·•·•·•·•·•·•·•·•w;·;,:·;·:e········•••·,.,·,.. ·! TOWNS..- SOILS CONDlJCIVE TO GROUNDWATER RECHARGE No Scale Carlisle Associates, Inc. Community Planners & Landscape Architects � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Grass-Lake-Twp_Community-Master-Plan_1991 Creator An entity primarily responsible for making the resource Grass Lake Planning Commission, Grass Lake, Jackson County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1991-11-12 Title A name given to the resource Community Master Plan Description An account of the resource The Community Master Plan for the city of Grass Lake was prepared by the Grass Lake Planning Commission with the assistance of Carlisle Associates, Inc. and was adopted by the Planning Commission on October 22, 1991 and the Township Board on November 12, 1991. Contributor An entity responsible for making contributions to the resource Carlisle Associates, Inc. (consultant) Subject The topic of the resource Master plan reports Grass Lake Township (Mich.) Jackson 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/b605d38f219cebfe2c05d4ab6cefb247.pdf e9c1d803b6e3d5ee3253965daae34550 PDF Text Text COMPREHENSIVE PLAN ... A VISION FOR THE FuTIJRE DECEMBER 2002 WILLIAMS & WoRKS �- I I GRAND TRAVERSE COUNTY COMPREHENSIVE PLAN December, 2002 ♦ Grand Traverse County Board of Commissioners Richard Thomas Chairperson II I -I I I I Peter Strom Vice Chairperson Richard Crowe Addison Wheelock, Jr. Virginia Olds Larry Inman Margaret Underwood Herbert Lemcool Wayne Schmidt ♦ Grand Traverse County Planning Commission Lee Grant, Chairperson Sherrin Hood, Vice Chair Robert Fudge Michael Conlon Marvin D. Radtke, Jr. Peter L. Hembrough, Sr. John Hagen Jearry Dobek Virginia Olds Lew Coulter, Ex. Officio Matt Skeels, Ex. Officio Maureen Templeton, Ex. Officio PLANNING DIRECTOR Roger Williams, AICP PLANNING TECHNICIAN Midge Werner ♦ PIANNING CONSULTANT I I I Williams & Works Jay Kilpatrick, AICP, PCP Erin Kilpatrick Lukas Hill �------~-!!!!"!'!'!!"'~~~~-=----========-~~=-=:============------------------ I I I I • • • • -I I I I I I I I TABLE OF CONTENTS Page SECTION I. INTRODUCTION ••••••••••••.•••••••••••••••••••••••••••••••••••••••••••••• 1 CHAPTER 1. EXECUTIVE SUMMARY ••••••••••••..•••••••••••••••.••••••••••••••••••••• 7 SECTION II. COMMUNITY PROFILE ••••.••••••••••••.••••..•••••••••..•••••••••••• 9 CHAPTER 2. NATURAL FEATURES AND THE ENVIRONMENT ••••••••••••••• 11 CHAPTER 3. POPULATION •.•.••••••••••••••••••••••..••••••••••••••••••••••••••••••••••• 23 CHAPTER 4. INCOME, HOUSING AND ECONOMIC DEVELOPMENT •••••• 33 CHAPTER 5. LANDUSEDEVELOPMENTPATTERNS ••••••••••••••••••.•••••••• 41 CHAPTER 6. COMMUNI'IY FACILITIES ••••••••••••••••••••••••••••••••••••••••••••••. 53 CHAPTER 7. PuBLIC UTILITIES ••••••••••••••••••••••••••••••••••••••.•••••••••...••.•• 57 CHAPTER 8. TRANSPORTATION······················································· 61 CHAPTER 9. COMMUNI'IY OPINIONS •••••••••••••••••••••••••••••••••••••••••••••••. 67 SECTION Ill. FUTURE LAND USE PLAN •••••••••••••..•••••••••.•••••••••••••• 77 CHAPTER 10. GOALS AND OBJECTIVES .••••.•••••••••••••••••••••••••.••••••••••••• 81 CHAPTER 11. FuTURE LAND USE PLAN •••••••••••••.••••••••••.••••••••••••••••••• 93 CHAPTER 12. IMPLEMENTATION STRATEGIES •••••.•••••••••••••.••••••••••••••• 107 BIBLIOGRAPHY •••••.••••••••••••••••••••••••••••••••.••••••.•.•..••••••••••••••.•••••••••••••• 109 LIST OF FIGURES Figure 1. Hydrologic Cycle .....................................................•... 15 Figure 2. Historic Population Growth Trends ............................ 23 Figure 3. Rate of Population Change by Jurisdiction .................. 24 Figure 4. Population Projection Comparison ............................. 2 7 �I II II I I -I -I Figure 5. 2000 Age by Sex for Grand Traverse County ................ 30 Figure 6. Educational Attainment ............................................. 31 Figure 7. Per Capita Income ................................................•..... 33 Figure 8. Residential Building Permits, 8-Year Trend ............•.... 36 Figure 9. Total Building Permits .....•.........•...............•.•..•........... 37 Figure 10. Unemployment Rates ................................................. 38 Figure 11. Unemployment Rates 2000 and 2001 .......................•.. 38 Figure 12. Median Household Income .........................•............... 39 Figure 13. 2000 Land Cover ........................................................ 4 2 Figure 14. How concerned are you about the following? ..............• 70 Figure 15. How important are the following? ...•......•.................... 72 LIST OF MAPS Map 1. Watersheds ...............................................•................. 14 Map 2. Wetlands ...................•........................................•....... 18 Map 3. Soils .•......................................................................... 20 Map 4. 1990 Land Use ............................................................ 44 I I I I Map 5. 2000 Land Use ...............................................•............ 45 Map 6. Areas of Land Use Change 1990-2000 .......................... 47 Map 7. Composite Land Use Map ................................•.......... 49 Map 8. Composite Zoning Map ........................•....•................. 51 Map 9. Areas of Apparent Land Use Conflict .......................... 52 Map 10. Areas of Apparent Zoning Conflict. ............................. 54 I Map 11. 1996 Growth Management Levels ................................ 97 Map 12. 2002 Growth Management Levels ................................ 100 I �-, I I I II I I I I I I I I I I I INTRODUCTION SECTION I: INTRODUCTION A county master plan must be prepared " ... with the purpose of guiding and accomplishing a coordinated, adjusted and harmonious development of the county ... " Act 282 of the Public Acts of 1945 This document is a comprehensive update of the Grand Traverse County Master Plan - Focus 2020, A County Master Plan. The original plan was adopted in December of 1996 and this plan expands and augments its analysis of current conditions and extends its land use guidance. The Grand Traverse County Master Plan has been developed by the Grand Traverse County Planning Commission with the support and input of County residents and local units of government. Its primary purpose is to foster an understanding of the fundamental challenges of our future as a community and to outline approaches to address them. The plan recognizes that the County will continue to grow and, without thoughtful and creative guidance, that growth threatens the quality of life that is the hallmark of the community. The purpose of the Master Plan is to describe current conditions in the County and the implications apparent in current trends. It also sets forth an alternative path to growth management, including a series of action strategies to begin the process. The Planning Commission seeks the cooperation and support of the professional and citizen planners in each of the County's sixteen local jurisdictions in the implementation of the Plan's recommendations. While this Plan provides overall guidance in managing the further growth and development of the County, responsibility for putting that guidance into practice must fall to the thirteen townships, two villages and the City of Traverse City. This Plan looks about twenty-five years into the future to determine the shape and content of development in the year 2025. This is an appropriate timeframe. It is distant enough to enable the completion of actions that may have broad effects on the shape of the region. On the other hand, it is not so distant as to lose meaning for today's residents. As was recognized with the adoption of the initial version of Focus 2020, a County Master Plan, effective planning is a continuous process. The initial plan was an appropriate first step. This expanded and refined version includes a more complete analysis of trends, and the growth management levels and implementation strategies have been adjusted accordingly. Grand Traverse County 1 Master Plan �• INTRODUCTION I •I • • • • • • • • •I I II THE HISTORICAL CONTEXT County-wide planning in Grand Traverse County is an on-going process. The effort to develop the initial version of Focus 2020, a County Master Plan, began early in the 1990s. The process began with a series of about twenty "townhall-type" meetings held throughout the County with citizens and local officials. The findings of these sessions formed the framework for further research by the Planning Commission . The County's residents were interested in protecting the natural resources of the County and the existing character of the community. A scientific survey of citizen perspectives was completed in 1991 as a part of the Focus 2020 effort. The survey was conducted by an independent research firm, and its findings substantiated the perspectives gained in the earlier town hall meetings. The County's residents were interested in protecting the natural resources of the County and the existing character of the community. They were concerned about traffic congestion and the need for employment and expanded housing opportunities for all residents . Out of this exposure to the concerns and hopes of the residents came the Grand Traverse Bay Region Development Guidebook. Led by the Planning Commission, with the active support of many local units of government and private organizations, the Guidebook is now embraced by jurisdictions over a multi-county areas with strong support from the Traverse City Area Chamber of Commerce. The Guidebook offers approaches to accommodate reasonable development without compromising the essential natural character of the area. There was a call for County leadership in coordinating the effort to address issues that were of "greater than local concern." Grand Traverse County The Planning Commission sponsored an assessment of all planning in the County to determine what the perceived role of the County was with respect to planning. Out of this effort came strong support from local units of government for the County planning process and the expressed need for an agency at the County level to coordinate, educate and provide technical support for local government planning. There was a call for County leadership in coordinating the effort to address issues that were of "greater than local concern." The 1996 Master Plan was the next step m the evolution of County planning in Grand Traverse County. Begun in late 1994, the process involved a blend of the skills of local professional and citizen planners with those of private consultants. The documents prepared during this process included: 2 Master Plan �• •I INTRODUCTION I • • • • The process of gaining the support of local units of government may have been as important as the plan preparation process itself. I I I I I ♦ Focus 2020 - A Current Assessment. This report was based on the many reports and studies completed in the recent past and described the current status of the County and the likely sequence of decline the County is facing. ♦ The Resource Book for the Focus 2020 Futuring Sessions. This report gave the sixty-plus participants in the two futuring sessions the basic demographic and land use information to reach useful conclusions relative to the preferred future of the County. ♦ Focus 2020 - The Future of Grand Traverse County. This report summarized the essential content of the futuring sessions including the threats and opportunities that will present themselves and the likely outcome of a business-as-usual approach to growth or a growth management approach . ♦ Focus 2020 - The Grand Traverse County Master Plan. This Plan was the final element in the process and set forth the goals, objectives and growth management provisions for the County. Ultimately, adopted by the Planning Commission on November 20, 1996, and adopted by the Grand Traverse County Board of Commissioners on December 30, 1996, the essential policies of Focus 2020: A County Master Plan, were eventually endorsed by all local units of government in the County. The process of gaining that support may have been as important as the plan preparation process itself. As described in Chapter 5, a review of local land use policies and zoning found remarkable consistency with the County plan. In addition, since the adoption of the 1996 Plan, many Townships have revised their local master plans; and in virtually all instances, those plans have incorporated much of the guidance of the County plan. However, there were many aspects of the 1996 plan that have proven difficult to apply. Two years after plan adoption, the Planning Commission sponsored a community-wide workshop to evaluate the progress made in plan implementation. Prior to that meeting, follow-up interviews were conducted with key leaders in the area of land use and development in the County. On November 9, 1998, about sixty community leaders met at the Civic Center to undertake an interim evaluation of the Plan and its various strategies. The participants in the meeting concluded that, in general, all of the twenty implementation strategies incorporated in the 1996 plan were viable and important. Significant progress had been made in implementing some of the strategies while others had languished. Grand Traverse County 3 Master Plan �• • • • • • INTRODUCTION Following that meeting, a report was prepared for the County Planning Commission and the Board of County Commissioners and on February 17, 1999 both Boards met to reevaluate the implementation strategies of the plan and to establish a set of priorities for implementation . THE CURRENT PLAN This revised and expanded Plan is the result of efforts that began in 2000 with a comprehensive exercise to map land use changes. This effort was enhanced by digital satellite imagery mapping not readily available when the 1996 plan was completed. The first step was to use digital mapping systems to assess land use changes from satellite images taken in 1978, 1990 and 2000. These were used to identify areas where development patterns seemed to conflict with the policies outlined in the Plan. The results of the digital mapping analysis were combined with a demographic analysis to prepare a change report for the evaluation of the Planning Commission. • • I Based on the extent of change identified in this analysis, the Planning Commission determined that an update of the Plan was warranted. The work to complete the current plan followed a series of steps similar to that used for the original: • • •I I I I - Grand Traverse County ♦ A Community Opinion Survey. Completed in the spring of 2001, this activity built on the data originally gathered in 1992 and updated community opinions on growth and development. The results of this element of the process are summarized in Chapter 9 of this Plan . ♦ Current Assessment. This consists of a technical report completed in August of 2001 intended to provide a "snapshot" of current conditions and trends in the County and a preliminary assessment of what they imply for the future. The content of the current assessment report was updated to include elements from subsequent steps and updated data and has been incorporated into this Plan as Section II - Community Profile, including Chapters 2 through 8. ♦ Goal Setting. This task involved the Planning Commission in a series of discussions to identify the preferred future for the County from a number of land use perspectives and the major steps needed to achieve the desired vision of the future. The goals and objectives developed in this effort form the policy foundation for this Plan and are presented in detail in Chapter 10. 4 Master Plan �•,. • • • • • • • • •II I I I I I I INTRODUCTION Grand Traverse County ♦ Conflicts and Consistencies. The evaluation of progress in implementing its strategies revealed the very dynamic nature of local land use decision-making and the very real tendency for local policies, and eventually development patterns, to drift away from the general guidance of the County Plan. Therefore, in the preparation of this Plan, the Planning Commission directed the completion of a report on the degree of local plan and Zoning Ordinance conflict and consistency with the overall County growth management strategies. The results of this element are described in Chapter 5 . ♦ Future Land Use Plan. With the subsequent steps forming the underpinnings of the Plan, it was possible to craft an updated set of future land use growth management strategies. This included a revised Growth Management Map (see Map 12) and narrative to support the map as reflected in Chapter 11. ♦ Implementation Strategies. This final element of the work to complete the plan was deferred until the administration of the County Planning function could be effected. Eventually, it is likely that a further modification of the plan may be needed to adjust the strategies found in the 1996 Plan. However, for the initial adoption of this plan in 2002, Chapter 12 - Implemen tation Strategies has not been completed, as directed by the County Planning Commission . 5 Master Plan �CHAPTER 1- EXECUTIVE SUMMARY CHAPTER 1 - EXECUTIVE SUMMARY • • • • • Grand Traverse County residents and visitors enjoy some of the most beautiful countryside in the Midwest. The citizens of the County take advantage of a generally healthy economy and a quality of life that offers the amenities of a modern urban environment situated in close proximity to the unspoiled natural resources of the region. The various jurisdictions within the County have proven themselves to be willing to cooperate with one another for the overall benefit of the region . ... the next twenty-five years will see a population increase of over 60%. The benefits and natural amenities of life in Grand Traverse County have not gone unnoticed. The community is among the fastest growing in the State, and the next twenty-five years will likely see an increase of population of over sixty percent. As a result, many of the unique features, the natural resources and the quality of life within the County are at risk. Certainly the region can sustain such an expansion of its population, but the area's current mechanisms for managing growth are inadequate if the desire is to accept that growth whil.e maintaining and preserving the natural environment and the local quality of life. A greater level of public and private stewardship is needed if this balance is to be achieved. Such stewardship must be founded on a set of commonly-held beliefs and perspectives. Based on a wide variety of input from the leaders and citizens of the County, a vision for the future has emerged. It sets forth the determination of the people of Grand Traverse County to effectively and proactively manage the growth that the County will experience: II I I I I I Grand Traverse County will continue to grow in harmony with the natural environment, protecting the area?s unique resources while assuring that the economic? cultural and recreational advantages of life in the County are within reach of all its citizens. This is the fundamental tenet upon: which this Master Plan is based. Its essential elements - harmony with the natural environment, protection of unique resources, and the inclusion of all residents in those benefits embody the spirit of the Plan. The strategies recommended are consistent with this vision, and the Planning Commission invites the citizens of Grand Traverse County to join in the effort to realize this vision. Grand Traverse County 7 Master Plan �CHAPTER 1- EXECUTIVE SUMMARY A FRAMEWORK FOR GROWTII MANAGEMENT • • • •II The growth management strategy set forth in this Master Plan is based on five distinct and yet supportive levels of growth management policies. Each is intended to set standards and growth objectives for progressively more intense development. Since the specific nature of local land use regulation in each growth management area must be reflective of the character and objectives of the local jurisdiction, these five growth management policy levels are intended to provide general guidance for the use of each jurisdiction in framing a County-wide approach to land use regulation. The growth management levels are: These five growth management policy levels are intended to provide general guidance for the use of each jurisdiction in framing a Countywide approach to land use regulation. II II I I I I I I ♦ Level 1. Sensitive environmental areas. Policies are intended to restrict and control development in these areas. ♦ Level 2. Rural preservation areas. Policies are intended to minimize fragmentation of open lands and maintain lands in a natural state through the term of this Plan. ♦ Level 3. Agricultural areas. Policies are directed at retaining viable tracts of land to meet the needs of the agricultural segment of the County's economy. ♦ Level 4. Urban influence areas. Policies are intended to encourage the rational and efficient conversion of emerging areas by encouraging compact, livable communities. ♦ Level 5. Urban areas. Policies are intended to encourage efficient use of the existing and planned investment in infrastructure to accommodate growth. These growth management levels are presented in more detail along with a map of the suggested delineation of each level in Chapter 9. Summary of Action Strategies This Plan incorporates by reference the strategies included in the 1996 Master Plan, pending the finalization of decisions regarding the administration of the County Planning function. For a review of the action strategies to which the County is committed, the reader is referred to the 1996 Plan until such time as this text is amended to incorporate updated strategies. Grand Traverse County 8 Master Plan �COMMUNITY PROFILE SECTION II. COMMUNITY PROFILE • • • • I II I I I I I I In this section of the Master Plan, a general profile description of Grand Traverse County is presented. This section is not intended as an exhaustive inventory of all the numerous aspects of the County. Rather, its purpose is to give some general impressions of the natural features, demographics, land use patterns, infrastructure and community perspectives that make up the County. To plan effectively for the future, it is important to achieve a general understanding of current patterns and trends. Most of the material in this section has been drawn from Grand Traverse 1 County, A Current Assessment Report, published by the County as a part of this plan preparation process in August 2001. That report presented a "snapshot" of current conditions within the County and recent trends in population and housing. This Section also includes a profile of community opinions as reflected in an objective community opinion survey (see Chapter 9). The Current Assessment Report and the Community Opinion Survey set the stage for the finalization of plan goals and objectives, the future land use plan and map, and implementation strategies. All of those materials form the actual Master Plan set forth in Section III of this document. Each of the following chapters includes an overview of its subject matter along with a brief discussion of the planning trends that are relevant. The material presented in the Community Profile has been drawn from existing research and published texts. This approach provides an efficient use of the resources of the County in the completion of the Plan. However, in a few instances, this approach may result in some unanswered questions. Further research or analytical work could be undertaken to find answers to those questions, but extensive refinement of the details at this stage of the process seldom results in large-scale shifts in policy. The County and the consulting team have found that the resources available for the completion of the Plan are best directed at forming the outlines of land use policy and refining the details of strategies as implementation proceeds. Williams & Works in conjunction with Grand Traverse County staff, Grand Traverse County, A Current Assessment Report, August 1, 2001. Grand Traverse County 9 Master Plan �NATURAL FEATURES AND THE ENVIRONMENT CHAPTER 2. NATURAL FEATURES AND THE ENVIRONMENT Grand Traverse County is situated in the northwestern lower peninsula of Michigan at the southern end of Grand Traverse Bay. Numerous inland lakes, rivers, and a rolling terrain mixed with upland forests characterize the County. e e " ~ I ■ . 1,/ ' 'r The County is approximately 485 square miles in area and consists of 13 townships, which are Peninsula, Acme, Whitewater, East Bay Charter, Garfield Charter, Long Lake, Green Lake, Blair, Union, Fife Lake, Paradise, Mayfield, and Grant. The City of Traverse City is the only city and is the most urbanized area in the County. The Villages of Fife Lake and Kingsley are located in the southeast area of the County. Much of the County is home to the Pere Marquette State Forest. TI1e State Forest provides areas for wildlife, recreation, and timber resources and is located largely Union, Whitewater, Blair, Fife Lake, Long Lake, Grant and Mayfield Townships. I CLIMATE II According to the NOAA Climate Survey2 that averaged annual climatic conditions between 1960 and 1995, in January, temperatures in the County range from an average low of 13°F to an average high of 26°F. These temperatures, along with an average of 87 inches of snowfall annually, are conducive to many wintertime activities such as alpine skiing, cross-country skiing, snowmobiling, and ice fishing. I II I I I I In July, the average low temperature of 57°F and average high of 81 °F make for a pleasant and comfortable environment for fishing, golfing, hiking and many other outdoor summer activities. The average annual rainfall for the County is 30 inches. National Ocean and Atmospheric Administration Website, National Climate Data Center, 2001. Grand Traverse County 11 Master Plan �I I II I I I I I I I I I I I I I NATURAL FEATURES AND THE ENVIRONMENT LAKES, WATERSHEDS AND DRAINAGE A defining characteristic of the County is the abundance of water. Inland lakes, such as Long Lake, Duck Lake, Green Lake, Lake Dubonnet, and Bass Lake, are located in the western portion of the County and offer excellent recreational, residential opportunities and wildlife habitat. Many of these lakes attract residential development that can produce potential water quality impacts due to fertilizer application and other human related activities. With continued development along the inland lakes, unspoiled natural lakefront areas are becoming rare. In the eastern portion of the County, Fife Lake is generally encompassed by residential land uses. The 2000 U.S. Census indicated that the population increased in the Village of Fife Lake by 72 residents between the year 1990 (394 residents) and 2000 (466 residents), representing a 14.1 % increase. Fife Lake, like many other lakes in the State of Michigan, is almost completely built out around its edges. Originally, this development consisted primarily of seasonal cottages on small lake lots. Local government officials and planning staff have observed a trend of cottages being remodeled, torn down or rebuilt to accommodate year-around living. These new, residents are beginning to require more services and place greater demands on utilities throughout the year. A public sewer serves the Village and parts of the perimeter of Fife Lake. The sewer system is controlled by a sewer authority that consists of Fife Lake Township, Fife Lake Village, and Springfield Township in Kalkaska County. The presence of a sewer helps protect surface and ground water quality, which may allow greater density. It also creates greater options for development in the sewer service area. In southern East Bay Township, many inland lakes, such as Spider Lake, Rennie Lake, Arbutus Lake, Tibbets Lake, Spring Lake, High Lake, Chandler Lake, and Bass Lake, are found in close proximity to one another in an area commonly known as the Forest Lakes area. The natural beauty of these lakes has also attracted substantial small lot development. In 1997, there were approximately 1,340 homes in the Forest Lakes area. 3 While no public sewer or water service currently With continued residential development along the inland lakes, unspoiled lakefront areas, like this at Bullhead Lake, are becoming rare. Gourdie/ Frasier & Associates, Inc., Sewer Facility Alternatives for Forest Lakes Area of East Bay Township, lune 1997. Grand Traverse County 12 Master Plan �I I I I I I I I NATURAL FEATURES AND THE ENVIRONMENT exists in the Forest Lakes area, the possibility of providing public services is being discussed. Grand Traverse Bay and Elk Lake are the prominent water bodies in the north part of County. Peninsula Township, a narrow peninsula approximately 15 miles long, divides Grand Traverse Bay and creates the east and west arm of the Bay. Traverse City is located at the base of the West Arm, and a majority of the land adjacent to these northern water bodies is developed. Development consists primarily of commercial uses in Traverse City, East Bay and Acme Townships and residential uses elsewhere. Water quality within a watershed is directly related to the land management practices within that watershed. I I I I I I I I I I WATERSHEDS A watershed is a region of land that is drained by a particular river or river system. Typically, these systems include many smaller tributaries such as creeks and streams that feed into a larger river and are influenced by elevation or the lay of the land. Eleven primary watersheds exist in Grand Traverse County. They are as follows: ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ Manistee River Betsie River Platte River Leelanau Mitchell Creek Boardman River Acme Creek Yuba Creek Tobago Creek Elk River - Chain of Lakes Water quality within a watershed is directly related to the land management practices within that The Boardman River watershed is the largest and most watershed. For example, if a new development varied in the County. creates a large amount of impervious surface (i.e., asphalt and rooftops) and stormwater is not properly managed, it is possible that the flow of the run-off into the creek, stream, or river could As the population in be increased to a point that stream bank erosion occurs. Stream bank Grand Traverse County erosion has the potential to increase silt material on the streambed, continues to grow, thereby changing the chemistry of the water with pyosphates, nitrogen, natural resources will inevitably be impacted and otl1er chemicals, and altering the turbidity of tl1e water. All of these Grand Traverse County 13 Master Plan �I I I I I I I I I I I I I I I I I NATURAL FEATURES AND THE ENVIRONMENT changes have an effect on the wildlife that is dependent on the stream or river for survival. Map 1 illustrates the watersheds, rivers, streams, lakes, and wetlands in the County. A watershed, being an area where all of these water attributes are interconnected, should be looked at closely when assessing the impacts of new development within the County. GROUNDWATER AND SURFACE WATER As the population in Grand Traverse County continues to grow, natural resources will inevitably be impacted. The groundwater supplies in the County, even though abundant, can be affected as more area becomes impervious and with greater demand placed on groundwater supplies. There are several organizations that are involved with water quality in the Grand Traverse County area. Some of them include The Watershed Center Grand Traverse Bay, the Grand Traverse Conservation District, the Grand Traverse Regional Land Conservancy and the Michigan Groundwater Stewardship Program at the Michigan State University Extension in Traverse City. These organizations all have an interest in water quality protection and provide various services available to the public. Figure 1 The State of Michigan has provided funding to many of these organizations through the Clean Michigan Initiative Clean Water Fund. 4 The funding will help organizations like the Watershed Center Grand Traverse Bay expand their database on failing septic systems, which includes identification and elimination of failing systems. Efforts to identify and eliminate point source polluting drains that are illegally connected to storm drains will also be strengthened with this funding. ~ 011 •I• David P. Lusch, Center for Remote Sensing, Michigan State University According to Dr. Roberta Dow of the Michigan Groundwater Stewardship Program at the Michigan State University Extension in Traverse City, there are many different ways ground water can be polluted. Two primary contributors are application of fertilizer on crops and residential lawns and septic tank drainfield effluent. Proper fertilizer Traverse City Record-Eagle, Page lB, July 24, 2001 Grand Traverse County 15 Master Plan �I I I I I I I I I I I I I I I I NATURAL FEATURES AND THE ENVIRONMENT application management and septic tank maintenance may help to significantly reduce nitrate levels. Abandoned wells may also be a threat to ground water quality if they have not been properly closed. Open wells may expose groundwater supplies to surface contaminates. Leaking underground fuel storage tanks have also resulted in many point source contamination sites in Grand Traverse County. These areas are often monitored to measure the level of contamination. Other point sources of pollution include various industrial sites throughout the County. In 1990, the United States Geological Survey, in cooperation with Grand Traverse County and the Michigan Department of Natural Resources, produced a report titled Hydrology and Land Use in Grand Traverse County. 5 The purpose of that report was to describe the chemical and physical characteristics of ground and surface water in Grand Traverse County and to relate these characteristics to land use. Data on the chemical inputs to the hydrological system, including precipitation, animal wastes, septic tank drainfields, and fertilizers were compiled and measured against data collected for geology, hydrology and land use. The report found that Peninsula Township had the highest rate in the County of application of fertilizer containing nitrogen. According to Hydrology and Land Use in Grand Traverse County, glacial deposits are the sole source of groundwater supplies in the County. These deposits vary in thickness (100' to 900') and consist of till, outwash and materials of lacustrine and eolian origin. Typically, domestic wells are fifty (50) feet to one hundred fifty (150) feet deep and can yield at least twenty (20) gallons per minute. Larger wells are capable of producing two hundred fifty (250) gallons per minute. The report found that Peninsula Township had the highest rate in the County of application of fertilizer containing nitrogen. Not surprisingly, it also showed evidence of higher nitrogen levels in groundwater. Of the four forms of inputs mentioned above, applied fertilizer represented forty percent (40%) of the nitrogen introduced to the groundwater. Nitrogen deposits associated with animal wastes were found to represent approximately fourteen percent (14%) of the nitrogen deposited in groundwater. Precipitation accounted for forty percent (40%) of the nitrogen levels in the groundwater supplies and septic tank deposition accounted for six percent (6%). Total Inorganic Nitrogen includes all forms of nitrogen with the exception of those bound in organic matter. This measure is important since it is felt to reflect the nitrogen that may be transmitted to the ground water. Most nitrogen is naturally converted to nitrates, which, at Hydrology and Land Use in Grand Traverse County, US Geological Survey Water Resources Investigation Report 90-4122, 1990. Grand Traverse County 16 Master Plan I• �I I I I I NATURAL FEATURES AND THE ENVIRONMENT high enough concentrations, have been implicated in infant health problems. In 1990, approximately 1.6 percent of the County's groundwater supplies was contaminated with nitrate levels that were equal to or greater than levels accepted under U.S. Environmental Protection Agency standards. Overall, however, the ground and surface water in Grand Traverse County was considered to be safe and plentiful. WETLANDS Wetlands play a critical role in regulating the movement of water within watersheds. Wetlands are characterized by water saturation in the root zone, or above the soil surface, for a certain amount of time during the year. The fluctuation of the water table above and below the soil surface is unique to each wetland type. I I I I I I I I I I I I I Without wetlands, water quality decreases, areas are prone to flash flooding and habitat for specialized plants and animals is reduced. Wetlands store precipitation and surface water and then slowly release the water in associated water resources, ground water, and the atmosphere. They help maintain the level of the water table and may serve as filters for sediments and organic matter. They may also serve as a sink to catch water, or transform nutrients, organic compounds, metals, and components of organic matter. Wetlands have the ability to impact levels of nitrogen, phosphorous, carbon, sulfur, and various metals. Without them, water quality decreases, areas are prone to flash flooding and habitat for specialized plants and animals is reduced. The wetlands in Grand Traverse County are primarily associated with drainages in the County. Map 2 illustrates the wetlands in Grand Traverse County. Approximately fifteen percent (15%) of the land area in Grand Traverse County is considered wetlands. Large wetlands exist in northwest East Bay Township and eastern Garfield Township associated with Mitchell Creek and the Mitchell Creek Watershed. This wetland is in close proximity to expanding development from the Wetlands play an important role in the ecology of the area. concentrated population area of Traverse City. As development pressure continues, this wetland may be jeopardized. Other wetlands exist along the Boardman River and many of its tributaries in the central eastern portion of the County. These all exist in the Boardman Watershed, which is the largest watershed in the County extending in the east to include Union Township and a portion Grand Traverse County 17 Master Plan �I I I I I I I I I I I I I I I I I I NATURAL F EATURES AND THE ENVIRONMENT of Whitewater, Fife Lake, Paradise, East Bay, Blair, Garfield, Long Lake, and Green Lake Townships. Wetlands located within and upstream of urban areas (like Traverse City) are particularly valuable for flood protection. The impervious surface in urban areas greatly increases the rate and volume of runoff. Wetlands provide an area for water to be absorbed like a sponge and slowly distributed to downtown areas. SOILS Soil composition is an important aspect of planning for many reasons. Some soils are not well suited for individual septic systems and, therefore, may threaten ground water or surface water quality due to lack of proper filtration. The composition of soils determines stability and suitability for structural development. Agricultural productivity is also determined by the fertility of the soils. With the soils of the County classified, areas can be appropriately designated for a suitable use. With the soils of the County classified, areas may be designated for a suitable use. The U.S. Department of Agriculture, Soil Conservation Service, classifies the soils of Grand Traverse County into six different general soil associations. They are 1) Emmet-Leelanau, 2) McBride-Montcalm, 3) Conventry-Karlin 4) Kalkaska-Mancelona, 5) Rubicon-Grayling, and 6) Lupton-Roscommon. These are illustrated on Map 3, which is reproduced from the U.S. Department of Agriculture Soil Conservation Service. The Emmet-Leelanau association exists primarily in Peninsula Township, along the northeastern portion of the County and in the central area of the County south of the City of Traverse City. These are typically well-drained and sandy soils that are fairly well suited to agriculture. The 2000 Current Land Use Map (Map 5) illustrates that these are largely used for orchards, bush fruits, and vineyards. Septic tank absorption fields are moderately to severely limited due to poor filtration of effluent and slope and generally not suitable for building site development without modification. The McBride-Montcalm association exists primarily in Some of the County's soils are uniquely suited for raising specialty crops. the south-central and in the southeastern areas of the County. Though this soil is well drained and suited for agriculture, many of the old farms sit idle and are considered pasture. Limitations may exist for individual septic disposal due to lack of proper filtration and potential soil wetness. Grand Traverse County 19 Master Plan �I NATIJRAL FEATIJRES AND THE ENVIRONMENT The Conventry-KarLin association is located primarily in Grant Township in I I I I I I I I I I I I I I I I the southwest area of the County. This soil is primarily sandy, well drained, and is used for cropland and forests according to the 2000 Land Use Map. Septic systems are moderately suitable on this soil type but may cause well water pollution due to poor filtration. The Kalkaska-Mancelona association are also sandy, well drained soils located in various locations throughout the County. Following the pattern of soils in the County, they are generally sandy well-drained soils that are not associated with a particular land use. They have severe septic limitations and are not very well suited for buildings and structures. The Rubicon-Grayling association consists of doughty sands located in the eastern-central, western-central, southeast corner, areas of the county and in the City of Traverse City. A considerable part of this association is in the Pere Marquette State Forest and many of the large and small lakes are found in this association. Much of this soil is also used for residential development. This sandy soil has severe septic system limitation as effluent is poorly filtered through the soil. The Lupton-Roscommon association is typically found close to water bodies including rivers and streams. This soil, often located in flood plains, is usually level and composed of mucks, peat, and sand. Not well suited for development or agriculture due to instability and wetness, this association can provide excellent areas for wildlife and forests. Individual disposal of effluent is severely limited due to low permeability and high water tables. FLORA & FAUNA WILDLIFE The Michigan Natural Features Inventory (MNFI) 6 is a complete listing of all State plants, communities and wildlife considered as endangered, threatened or of special concern. This listing is completed annually by the Michigan Department of Natural Resources and Michigan State University. Oakland County has over 100 species listed for some kind of action or observation. Flora The only plant species listed on the Michigan Natural Features Inventory that also has Federal status is the plant Pitcher's Thistle (Cirsium pitcheri) . This plant is classified as threatened in both Federal and State standards. Woolly-leafed, with flowers ranging from cream to yellow, the Pitcher's Thistle grows along the shores of the Great Lakes in stabilized dune areas. Its habitat is primarily Pitcher's Thistle, photo courtesy of MDNR website. Grand Traverse County 6 Michigan County Element Lists, Michigan Natural Features Inventory: March 2001. 21 Master Plan �I I I I I I I I I I I I I I I I I I NATURAL FEATURES AND THE ENVIRONMENT threatened due to development and recreational activities, which fragments the population. This plant is sensitive to changing environmental conditions. Loss of habitat and increased human activity overall threatens the plant and animal diversity of Grand Traverse County. Three other vascular plants including Hill's Thistle (Cirsium hiHii), Pussytoes (Antennaria parvifolia), and Lake Huron Tansy (Tanacetum huronense) are listed as either threatened or species of special concern. The MNFI listed six champion tree species for consideration. These species included: • • • • • • Black Willow (salix nigra) American Chestnut (castanea dentata) Eastern Red-Cedar (juniperus virginiana) Ironwood, Hop-Hornbeam (ostrya) Basswood (tilia americana) Rock Elm, Cork Elm (ulmus thomasii) Fauna Like the proverbial canary in the coal mine, the Wood Turtle may be an indicator species of the impact of development on the watersheds in the County. According to the MNFI, the Wood Turtle is considered a species of State special concern in Grand Traverse County. Habitat for the Wood Turtle is found near moving water and wooded floodplain areas. The population of the Wood Turtle has declined significantly over the last 20 to 30 years, and part of that decline is attributed to habitat loss. Human activities including the construction of streamside homes, roads, timber harvesting, stream channelization, and bank stabilization have resulted in loss of habitat. Like the proverbial canary in the coal mine, the Wood Turtle may be an indicator species of the impact of development on the watersheds in the County. According to the MNFI, endangered species in Grand Traverse County include the Migrant Loggerhead Shrike (Lanius ludovicianus migrans) and the King Rail (RaHus degans). The Red-shouldered Hawk (Buteo lineatus), Common Loon (Gavia immer), Bald Eagle (Haliaeetus leucocephalus), and Osprey (Pandion haliaetus), have been listed as threatened species. In addition, the reptile Eastern massasauga (Sistrurus catenatus) and the invertebrate Ebony boghaunter (WiWamsonia fietcheri) have been listed as species of special concern in the County. If the human population of Grand Traverse County continues to expand, it is possible that plant and animal diversity will also continue to decrease without proper management. Grand Traverse County 22 Master Plan �I I I I I I I I POPULATION CHAPTER 3. POPULATION Population is among the most important measures to express growth and its likely impact on land uses in a community. Therefore, it is vitally important to achieve an understanding of the County's population and its growth trends in order to prepare a meaningful and realistic Master Plan. In this section, the population of Grand Traverse County is analyzed and the current and likely future growth trends are discussed. HISTORICAL POPULATION TRENDS The 2000 Census indicates a continued trend of strong population growth within Grand Traverse County To begin, it is appropriate to determine the overall growth the County has experienced in the recent past. Historically, the population of Grand Traverse County has grown at a fairly steady pace. The only decline in the region's population took place between 1910 and 1930. This decline was the result of a failing lumber industry, the closure of rail lines to the area, and an epidemic of deaths related to pollution and typhoid fever.7 In the decade between 1970 and 1980, the area experienced a rather steep increase in population. While that trend has slowed some, the Grand Traverse region is still growing at a moderately rapid pace. Figure 2 I 100 Year Population Trends for Grand Traverse County I I I I I I I c:: .g 80000 ~-----------------70000 60000 50000 "3 40000 2 30000 ,,t------------ 20000 10000 0, 1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000 Year The recently released data for the 2000 Census indicate a continued trend of strong population growth within Grand Traverse County. In 7 Grand Traverse County Grand Traverse Area Genealogical Society 23 Master Plan �I I I the ten-year period between 1990 and 2000, the County grew from 64,273 residents to 77,654 residents, representing a 20.8% increase. I The Townships with substantial populations that experienced the greatest growth within the County are Garfield Township (31.6%), Green Lake Township (36.2%), Long Lake (28%) and East Bay (19.4%). POPULATION I While the population in the City of Traverse City continues to decline slightly, all of the surrounding townships have grown. This trend has been illustrated in the past and indicates that urbanization is continuing to spread to the east, west, and soutl1 from the City of Traverse City. I I Figure 3 Rate of Population Change by Jurisdiction I 250% 11 1970-80 200% V 150% V 01980-90 D 1990-00 - 100% 50% I 0% - - 11 rt - ~ Pt ri. ' rllJ 1 ~111ll . - -L~ - rt fu Table 1 below illustrates, the rate of natural population increase for the County from 1900 to 1999 was estimated to be 4.8%, while the rate of total population increase over this same time period was 17 .2 %. 8 It I can, therefore, be determined that the rate of in-migration to Grand Traverse County over the same time period was 12.4%. In other words, almost three-quarters of the County's rate of population growth results from people moving into the community. In comparison, the average I I Natural population increase or decrease is directly related to births and deaths within the existing population. If births outnumber deaths, the natural population increases; if deaths outnumber births, the natural population decreases. The total population increase or decrease includes natural population increases or decreases and tl1e in-migration and out-migration of population. I Grand Traverse County 24 Master Plan �I I I POPULATION natural increase for the State of Michigan between 1990 and 1999 was 2.6%, while the overall average rate of growth for all Michigan counties over the same period was 9.3%. There are many reasons this influx of people continues to occur. Certainly the natural beauty of the area, relatively strong economy and local quality of life account for much of the draw. In addition, the recently "tight" labor market in the region means that the community continues to attract workers from farther away to fill jobs locally. I I I I Table 1- Component Change of Population in Grand Traverse County: 1990-2000 Total Population 1990-1999 Change 4/1/90-7/1/99 Natural Increase (9 years) 1900 64,273 Source: U.S. Census 10-Year Number Increase 77,654 13,381 11,079 2000 Percent Births Deaths Number Percent 17.2% 8,310 5,219 3,091 4.8% COUNTY POPULATION PROJECTIONS I For the purposes of the Current Assessment, statistical averaging techniques were utilized to project the County's population growth to the year 2025. These approaches are adequate to give a general sense of growth trends, but they have limitations especially in areas of rapid growth or decline that may run counter to statistical trends. I It is estimated that over this time period the population will increase from 77,654 to about 127,408, representing an increase of about 64%. This population growth translates into a substantial increased demand for public services, infrastructure, commercial developments, and housing over the next twenty years. I I I Data also supports that much of this population will continue to locate in the northern portion of the County, including Garfield, East Bay, and Long Lake Townships. Reasons for this include continued investment in these Townships (refer to the next section, Growth in Equalized Value) and the presence of infrastructure. Of course, extrapolating growth into the future based on past trends provides only a rough approximation of the future; and it may mask other shifts in demographic trends. I Grand Traverse County 25 Master Plan �I I I I I I I I I I I I I I I I I I POPULATION In Table 2 below, similar projections are presented for each of the jurisdictions in the County. This was done to illustrate the particular areas of the County that have the highest population and the areas that have the highest rate of population growth. This is useful in attempting to forecast the likely areas of future growth. These figures may be compared with the population projections found in local community Master Plans. Table 2, Grand Traverse County Population Forecast Population Change Jurisdiction Grand Traverse Acme Blair East Bay Fife Lake Garfield Grant Green Lake Long Lake Mayfield Paradise Peninsula Traverse City Union Whitewater Population 1990 64,273 3,447 5,249 8,307 1,344 10,516 745 3,677 5,977 967 2,508 4,340 15,116 255 1,825 2000 77,654 4,332 6,448 9,919 1,517 13,840 947 5,009 7,648 1,271 4,191 5,265 14,383 417 2,467 Population Projections % Change 1990-2000 20.8% 25.7% 22.8% 19.4% 12.9% 31.6% 27.1% 36.2% 28.0% 31.4% 67.1% 21.3% -4.8% 63.5% 35.2% 2005 85,737 4,888 7,184 10,881 1,615 16,027 1,075 5,916 8,717 1,471 5,597 5,826 14,034 549 2,901 2010 2015 2020 2025 94,662 104,516 115,396 127,408 5,516 6,224 7,023 7,924 8,005 9,938 8,919 11,073 11,937 13,095 14,366 15,760 1,719 1,829 2,072 1,947 18,560 21,494 28,825 24,891 1,221 1,387 1,575 1,788 6,988 8,254 9,748 11,514 9,936 11,324 12,907 14,712 1,702 1,970 2,279 2,637 9,983 13,333 7,475 17,807 6,447 7,134 7,894 8,735 13,694 13,362 13,038 12,722 1,257 1,656 724 954 3,411 4,011 4,717 5,546 The percent of population change was derived from the U.S. Census estimates of population in 1990 and 2000. Population projections are based on an extrapolation of the rates of growth experienced from 1990 to 2000 in five year increments. For example, the average growth rate of all townships was 28. 7% between 1990 and 2000. If this rate of increase continues, the townships that have the larger populations will naturally continue to gain more people due to exponential growth. In Garfield Township, the population was 13,840 and in Green Lake the population was 5,009 in Grand Traverse County 26 Master Plan �I I I I I POPULATION 2000. If both of these communities gain population at the average rate of 28. 7% over ten years, Garfield Township's population would increase by 3,972 and Green Lake would have increased by 1,438. Simply put, the more populated townships in the County would gain a larger population due to exponential growth using this relatively simplistic methodology. The projections in Table 2 result from a simple extension of the rates of growth experienced between 1990 and 2000. Of course, this method assumes a continuation of all growth factors resulting in an identical rate of growth through 2025. The Office of the Michigan State Demographer has, in the past, prepared more detailed projections; and the most recent such projection was prepared in 1996. The State Demographer uses a cohort-component method to prepare population projections, based on 1990 census counts, estimated 1996 population and projected fertility, mortality, and migration rates by age, sex, and race. Figure 4 below compares those projections with the growth rate method reflected in Table 2, at least through 2020. According to staff in the State Demographer's office, new projections will not be produced until more detailed Census information has been released. I I I I -I I I I I Figure 4 Population Projection Comparison 140 ,000 C 0 'i; :i C. 0 Q. .... 80 ,000 60 ,000 Q) ·o . 40 ,000 Q. 20 ,000 ~ .... 100,000 'O 2010 2005 ~ I I I 120,000 Growth Rate Model 2015 2020 State Demographer This projection is based on the growth in the population from 1990 to 2000 when the population grew at an average rate of about 2.08% per year. Using a longer historical perspective would likely alter the projection somewhat. From 1970 to 2000, the population grew at a slightly higher average annual rate of 3.27%. Applying this rate to the Grand Traverse County 27 Master Plan �I I I I I I I I I I I I I I I I I I POPULATION 2000 population and assuming a constant rate of growth through 2025 results in a project population of over 140,000. However, this may be skewed by the relatively greater rate of growth in the 1970s (4% per year) which has not been duplicated since. REGIONAL POPUIATION Comparing the counties surrounding Grand Traverse County is an excellent way to gauge what type of growth is happening on a regional level. Of the counties listed below in Table 3, Grand Traverse County has the largest population and experienced the greatest growth. Wexford County, located directly to the south, has a 2000 population of 30,484. The City of Cadillac, containing approximately one third of this population, decreased by 1% or 104 people between 1990 and 2000 while areas like Buckley and Mesick have gained population over the same period. Table 3. Regional Population Projections Census County Population Projections* 1970 1980 1990 2000 2005 2010 2015 2020 Grand Traverse 39,175 54,899 64,273 76,500 81,800 87,400 93,500 99,600 Benzie 8,593 11,205 12,200 14,500 15,300 16,200 16,900 17,700 Antrim 12,612 16,194 18,185 21,700 23,200 24,600 26,200 27,700 Kalkaska 5,372 10,952 13,497 15,900 17,100 18,500 19,900 21,200 Leelanau 10,872 14,007 16,527 19,400 20,000 20,600 21,400 22,200 Wexford 19,717 25,102 26,360 29,100 29,500 29,800 30,200 30,500 Source: Michigan Department of Management and Budget, Office of the State Demographer, January, 1996 Note: The cohort-component method was used to prepare population projections for every five year interval based on the 1990 census and projected fertility, mortality and migration rates by age, sex and race. Another important trend for the County includes the continued decline in the number of persons per household. In the 1996 County Plan, it was projected that average household size in the County would slowly decline from 2.62 persons to about 2.5 by the year 2020. In fact, however, household size has already fallen below that level to 2.49 persons per household, and it appears to be continuing to decline. To Grand Traverse County 28 Master Plan �I I I I I I I I I I I I I I I I I POPULATION place this statistic in perspective, the average household size in Michigan overall is 2.56 persons. The combination of an increasing population and decreasing household size was pointed out in the earlier Plan as an area of concern, since it indicates a likelihood of less efficient development patterns. AGE, SEX AND ETHNICITY CHARACTERISTICS Comparing the age distribution of a community over time provides another opportunity to measure change. Also, an age breakdown of a community's residents helps to determine the type of housing demands and recreational facilities that may be needed. Paralleling national trends, the population of the Grand Traverse County is aging. In 2000, the median age of Grand Traverse County residents was 37.7 years compared to the median age for the State overall of 35.5 years. The median age represents the mid-point in the range of all ages within the County and State with one-half of the population younger and onehalf of the population older than the median. Typically, the median age is viewed as an appropriate measure of the overall age of the population. These figures also reveal persons 65 years and older comprise over 13% of the County's population compared with 12.2% for Michigan overall. Although these differences are relatively slight, they may have implications on the land use and public service needs of the community. The median age of Grand Traverse residents continues to go up: MEDIAN AGE Grand Traverse Michigan U.S. 1980 1990 2000 28.8 28.8 30.0 33 .2 32.6 33 .0 37.7 35.5 35.3 The fastest growing age group is the "empty nesters" age 45 to 64 year old cohort, which includes the oldest of the "baby boomers. This group grew by 7,487 or 67.2% since 1990." Persons in this age group typically have reached their peak earning potential and have higher disposable incomes. Those citizens age 65 and over grew by 2,299 or 29.3% since 1990. In other words, one in eight Grand Traverse residents is age 65 or older. Grand Traverse County 29 Master Plan �I I I I I I I I I I I I I I I I I I POPULATION This significant aging population indicates many people are choosing Grand Traverse County as a place to retire. The 20 to 59 years age group is important as it represents the prime wage earning population as well as the principal child rearing group. About 55% of the population falls in this age group in Grand Traverse County. This relatively high percentage of the population translates into family formations, the need for single-family housing stock, recreational facilities, future increases in the under 5 and 5 to 19 year age groups, and increases in retail trade. Figure 5 2000 Age by Sex for Grand Traverse County ~ 80 and over I t 70 to 79 I 60 to 69 50 to 59 40 to 49 I M les I I 30 to 39 20 to 29 10 to Under 5 8000 I ~ I I I ~ -I -~ --j I I I I 6000 4000 1 Fem es I I I I I I I I 19 5 to 9 -I 11 I I I ' 2000 0 2000 4000 6000 Source: Michigan Information Center State Demographer Office 8000 It is clear from the age-sex cohort graph (Figure 5) that the age group from 20 to 29 years old is the smallest. This is likely because there are no major universities in the Grand Traverse area, and many college age students seek their education elsewhere. School age children age 5 to 19 make up approximately 21.9% of the population of Grand Traverse County. This is compared to 19.4% for Michigan. This number is up slightly from the 1990 population, indicating an increased need for schools and services. Grand Traverse County is a very homogeneously white community. The County's population is 95.6% white, compared to 78.6% of the State's population. Persons of African American, American Indian, Asian, Hispanic or Latino and persons of two or more races also reside in the County in numbers of 1.5% or lower. SCHOOL D ISTRICT The quality of the local school system is generally an important consideration for families choosing a place to raise a family. In Grand Grand Traverse County 30 Master Plan �I I I I I I I I POPULATION Traverse County, residents are served by the Traverse City Area Public Schools (TCAPS), the Kingsley Public Schools, the Elk Rapids and Forest Area Public Schools as well as the Buckley Community Schools. In addition such charter schools as Grand Traverse Academy and Traverse Bay Community serve the community. School administrators report that in the last few years there has been a decline in enrollment, but all expect that trend to reverse within the next two years. Figure 6 Educational Attainment for Persons Aged Age 25 and Over -------------------1 □ _________ 90 ____________, 80 Grand Traverse 1980 ___, □ Grand ■ Grand Traverse 1990 Traverse 2000 D Michigan 1980 70 -------------' ■ Michigan 1990 ■ Michigan 2000 / 60 I I c QI ~ QI Q. 50 40 30 / 20 10 I I I I I I I 0 Some College High School College+ Note: Educational information from the 2000 Census has not been released at this writing. Grand Traverse ranks 7'h among Michigan's 83 counties for persons age 25 and over with a college degree. Grand Traverse County High school graduation rates increased significantly (7.7%) from 1980 to 1990 for persons age twenty-five and over in Grand Traverse County. This appears to have followed a State trend, as Michigan residents with a high school diploma increased by 8.8%. Michigan State University Grand Traverse County Extension attributes this to a much higher rate of high school completion today than in the past. Grand Traverse County exceeds Michigan for those persons age 25 and over with a college degree. In 1990, 17.4% of the State's population had a college degree (i.e., Bachelor's or higher), while in Grand Traverse County the rate was 22.1 percent. Grand Traverse ranks 7'" among Michigan's 83 counties for persons age 25 and over with a college degree. 31 Master Plan �I I I POPULATION By 2000, the difference between the County and the State in terms of educational attainment had narrowed somewhat. In 2000, more than one-quarter of the County' population (26.1 %) had attained a college education. This reflects a rate of increase of over 18% in educational attainment during the 1990s. By comparison, in Michigan, the 2000 census reported that 21.8% of the State's population held college degrees, for a rate of increase in educational attainment of 25.3% during the preceding decade. I I I Nevertheless, Grand Traverse County's workforce reflects an impressive level of educational attainment with nearly nine out of ten (89.3%) of the population 25 years of age or older holding at least a high school education. This is com.pared with about 83.4% for Michigan overall. I I I I I I I I I I I I I Grand Traverse County 32 Master Plan �I I I I I I I I Housing, Employment and Economic Development CHAPTER 4. INCOME, HOUSING & ECONOMIC DEVELOPMENT An important measure of the overall vitality of a community is its economic health. Incomes and job growth are key indicators in this area, and this chapter seeks to evaluate the County's position relative to other areas. INCOME In 1995 the estimated median household income in Grand Traverse County ($37,303) exceeded the State median household income ($35,940). The median household income in the County in 1980 was $16,686. By 1990, it had increased to $29,034, placing the County just below the median for the State of Michigan which was $31,020. However, the U.S. Census reported the 1999 median household income in Grand Traverse County ($43,169) barely trailed the State median household income ($44,667). Between 1990 and 1995, households in Grand Traverse County experienced an increase in real median income of 10.2%, from $33,854 to $37,303. Real income is adjusted for inflation based on changes in the Consumer Price Index. Compared to other Michigan Counties, Grand Traverse County ranked 19 th in 1995 in median household income. Per capita income in Grand Traverse County in 1998 was estimated to be $26,535 compared to $22,713 in 1990, a 16.8 percent increase. I I I I Figure 7 - Grand Traverse Per Capita Income $30,000 $25,000 0 s 0 u $20,000 iS';: .....i:: ·o.5 $15,000 <d u $10,000 ...0 I I I I )'6' i!';: , l',9)' ,f i8',,.,9 'o'c9. f )' '?~ i!',,. ,,96'> c9 [5' 0... $5,000 $0 1988 1989 1990 1991 1992 1993 1994 1995 1996 1997 1998 Source: Office of Labor Market Information, Michigan Department of Labor Grand Traverse County 33 Master Plan �I I I I I I I I I I I I I I I I I Housing, Employment and Economic Development The relatively higher incomes of County residents have important implications for the community relating to the development of land use and growth management goals. Generally, higher income populations invest relatively greater sums in housing and expect higher levels of service from their local government. EQUALIZED VALUE GROWTH While the values in the City of Traverse City continue to grow, it is apparent that the surrounding areas are the focus of new investment, extending the boundaries of intense land uses . It is likely that agricultural land is increasing in value not as a result of its agricultural use, but rather as poential development sites. Grand Traverse County The total State equalized value (SEY) for Grand Traverse County for 1999 was $2.71 billion and $3 .03 billion for 2000, representing a oneyear growth rate of nearly 12%. Between the period of 1990 and 1994, the average annual growth rate was 8.3%. Clearly, Grand Traverse County continues to be a location of development and investment. Since 1999, Garfield Township surpassed the City of Traverse City in total assessed value; $589 million to $584 million for 2000, respectively. Furthermore, East Bay and Peninsula Townships have experienced an increase in their total assessed value, reaching well into the $300 million range. While the values in the City of Traverse City continue to grow, it is apparent that the surrounding areas are the focus of new investment, extending the boundaries of intense land uses. The 1996 County Master Plan determined that Garfield Charter Township, Peninsula, East Bay, Long Lake, and Acme Townships constituted nearly 60% of the SEY for the County, as they did in 2000. Although such other Townships as Union, Mayfield, Fife Lake, and Grant have significantly lower total SEY, they show a high rate of increase. These Townships also have the lowest population in the County, illustrating a direct relationship between population and SEY. Current trends indicate that the SEY has continued to rise in all of the townships in Grand Traverse County at rates significantly greater than inflation. Recently, the annual rate of inflation has been under 3%, while the County SEY rate of increase is 12%. If these trends continue, the townships surrounding the City of Traverse City will continue to be the major investment centers in the area. Proximity to the central business district (downtown Traverse City), population concentrations, and existing infrastructure, all may be attributes that facilitate investment and, therefore, greater property values. 34 Master Plan �I I I I I I I I I I I I I I I I I I I Housing, Employment and Economic Development Table 4 - Grand Traverse County Equalized Value Classifications Classification Agriculture Commercial Industrial Residential Other Total 1995 Equalized Percent of Value Whole 2.85% 51,207,464 $ 329,534,859 18.33% 32,085,788 1.78% 1,235,129,491 68.70% 149,871,428 8.34% 1,797,829,030 100.00% 2000 Equalized Percent of Percent Change Value in Value Whole 3.20% 97,108,665 89.64% $ 587,310,343 19.35% 78.22% 53,470,606 1.76% 66.65% 2,091,589,129 68.91% 69.34% 205,660,806 6.78% 37.22% 3,035,139,549 100.00% Table 4 reveals that the SEY of agricultural land has increased dramatically between 1995 and 2000. This increase may be accounted for by the property assessment process. It is likely that agricultural land is increasing in value not as a result of its agricultural use, but rather as potential development sites. With new population pressures increasing the demand for housing and commercial uses, as development occurs adjacent agricultural land will become more valuable. HOUSING The attractiveness of Grand Traverse County is evident in the pace of new home construction within the community. This includes homes in platted subdivisions and condominiums and on scattered parcels in rural areas. Residential building permit activity, as reported by local jurisdictions in the County, has risen steadily for the past ten years. Table 5 reflects the trends of the five year period between 1995 and 1999, indicating a total of about 10,300 net new single family residential building permits, for an average of about 2,000 permits per year. Building permits are a good indication of investment in the community. The number of total building permits issued in Grand Traverse County has remained relatively constant from 1995 through 1997, with sizable increases in 1998 and 1999. Grand Traverse County 35 Master Plan �I I I I I I I I Housing, Employment and Economic Development Table 5 - Grand Traverse County Building Permits Community Acme Blair East Bay Fife Lake Garfield Grant Green Lake Long Lake Mayfield Paradise Peninsula Traverse City Union Whitewater Total Permits 1995 1996 1997 1998 1999 2000 2001 97 98 159 211 38 407 38 267 174 40 122 130 218 16 80 166 185 65 379 24 224 158 34 131 124 200 19 73 73 196 232 46 359 38 194 165 27 149 127 222 14 99 120 259 342 50 437 28 196 192 34 116 147 240 16 77 113 240 295 53 420 26 236 184 36 151 143 210 10 102 96 186 271 52 348 30 187 29 124 144 214 13 70 87 189 265 49 300 23 85 201 40 123 109 239 16 72 1,997 1,880 1,941 2,254 2,219 1,416 1,798 * * Data for Green Lake Township for 2000 was not available. I I I I I I I I I Figure 8 focuses on residential building permits in Grand Traverse County from 1993 through 1999. It is obvious that building activity has increased substantially since 1993 and is directly related to new population. Extending the rate of residential building throughout the County at the 1999 rate of 800 permits per year provides a good indication of the type of investment and population growth that may be expected. Figure 8 - Grand Traverse County Residential Building Permits - 8 Year Trend Line J'.l ·a... l000 <I) p... 00 .S ::9 ·5 '° 800 600 400 200 ~ ..-- ~ .... 1998 1999 ~ ........... ~ 0 1993 Grand Traverse County - ....- - ~ 1994 1995 36 1996 1997 2000 Master Plan �I I I I Housing, Employment and Economic Development While still far out-pacing the mid 90s, residential building permit activity for the year 2000 decreased for the first time since 1997. Similar to the overall economy in 2001, it was probably inevitable that new residential building would eventually plateau and decline slightly. I I I I I State-wide the housing stock is about 73% owner occupied. In Grand Traverse County, owner-occupied housing accounts for 77.4% of the housing stock. Traditionally, a high level of owner-occupancy is seen as a strong indicator of stability within a community. Figure 9 -Total Building Permits, 1995 - 1999 450 400 350 300 I I I I I I I I I 250 200 150 100 50 1999 Source: Grand Traverse County. Data is limited to permits for new residential dwellings. County tabulations classify multi-family units as corn.mercial building permits. Grand Traverse County 37 Master Plan �I I I Housing, Employment and Economic Development EMPLOYMENT. The Grand Traverse County unemployment rate steadily dropped from 4.8% in 1996 to 3.6% in 1999. The year 2000 unemployment rate of 3.7% indicates the first increase in Figure 10 four years (see Figure 10). The currently increasing unemployment Grand Traverse County Unemployment Rates rate has been a result of the national 2002 7.2% economic downturn. A noticeable 2001 5.0% unemployment trend has been 2000 3.7% seasonal changes in unemployment. 1999 3.6% In January of 2000, the employment 1998 rate was 5.2%, while in July it was only 1997 2.8% (see Figure 11). This is a good indicator that the economy thrives in 1996 4.8% the summer months, and · summer 0.0% 2.0% 6.0% 8.0% 40% season work is more abundant. YearRate to-date figures for 2002 indicate that Source: Office of Labor Market Information, Michigan Department unemployment is 7.2%, suggesting of Labor that during the first half of the year, the strong employment has softened significantly. However, the State's year-to-date unemployment rate is 6.2%, which shows the State 1s recovering more quickly from a lagging economy than the region. I I I I I I I I I I I I I I I I Figure 11 Unemployment Rates for 2000 to Aug 2002 ~ ~ 10.00% 8.00% 6.00% 4.00% 2.00% 0.00% Jan Feb Mar Apr May June July Aug Sept Oct Nov Dec 2001 ....... 2002 I l-+- 2000 - While unemployment percentage rates were declining in the County, per capita income over the last ten years has risen steadily. As Figure 7 illustrates, the per capita income has increased from $15,235 in 1988 to $26,535 in 1998. 9 This represents an average increase of 5.71 % per year over the ten year span. In comparison, the 1998 State of Michigan average per capita income was $26,885, and the overall United States average was $27,203 in 1998. With Consumer Price Index 9 Note that the earnings and employment statistics from the 2000 Census have not been issued as of the date of this writing. Grand Traverse County 38 Master Plan ~ �I I I I I I I I I Housing, Employment and Economic Development adjustments typically in the 2½% to 4% range over this period, it is evident that incomes and real earnings in the County have improved marginally in the recent past. Some of the principal employers in Grand Traverse County include the Munson Medical Center, employing approximately 2,700, Traverse City Public Schools, employing approximately 1,826, Grand Traverse Resort, employing up to 900 during the summer season, and Northwestern Michigan College, employing approximately 608 persons. The industries in the County that currently supply jobs are United Technologies Automotive in Traverse City, employing around 800 employees, Sara Lee Bakery Company, employing 700, Cherry Growers, Inc., in Grawn, employing 700, and Cone Drive Operations, Inc., employing around 320. In 1998, services accounted for 31.8% of the earnings of persons being employed, retail trade accounted for 13.1 % and local government accounted for 10.8%. Figure 12 Median Household Income I I I I I I I I I I $0 $10,000 $20,000 $30,000 $40,000 $50,000 0 Michigan D Grand Traverse Figure 12 illustrates Grand Traverse County median household income over time, compared to the median household income for the entire State. In 1980, Grand Traverse County was slightly below the median for the State. However, by 1995 Grand Traverse County's median household income had surpassed the State's figures by over $1,360. This trend, combined with the in-migration trend discussed in Chapter 3, suggests that residents choosing to relocate to Grand Traverse County are by and large more affluent. Grand Traverse County 39 Master Plan �I I I I I I I I I I I I I I I I I I I LAND USE AND DEVELOPMENT PATTERNS CHAPTER 5. LAND USE AND DEVELOPMENT PATTERNS In 2000, Grand Traverse County completed a new detailed Current Land Use Map (see Map 3). This new map alone is an excellent resource for planning purposes, and it becomes an even more powerful tool since it is possible to make comparisons between the 2000 Current Land Use Map (Map 5) and the 1990 Land Use Map (Map 4). These comparisons can gauge how much land, if any, has changed uses over the last ten years and what kind of change occurred. Land Cover The total land area of Grand Traverse County is about 310,453 acres. Land cover describes the land uses that comprise the landscape throughout the County. The land cover in Grand Traverse County is reflected in Map 5. The land uses in the County have been consolidated into nine categories using the 48 detailed classifications provided by 3Di. 10 These categories provide a reasonable reference for comparison in making land use decisions. The allocation of the acreage for each category has been estimated as well: LAND COVER CATEGORY CIASSIFICATION LAND COVER DESCRIPTION Residential (22,769 acres) Including single- and multi-family dwellings, mobile home parks with single and double-wide units Recreation and Cemeteries (1,921 acres) Parks, trails, cemeteries Commercial (1,602 acres) Neighborhood scale commercial and highway commercial areas Industrial (2,739 acres) Industrial, utilities, assembly manufacturing Institutional (974 acres) Colleges, schools Transportation & Utilities (1,407 acres) Airport, roads, rail, communication facilities, etc. Agricultural (65,729 acres) Cropland, orchards, permanent pasture, other agriculture Water/Wetlands (22,228 acres, 8.2%) Lakes and streams, wetlands Open/Wooded (191,084 acres, 36.8%) Fallow fields, woods, camps and park lands, beaches 10 In 2000, Williams & Works together with 3Di undertook a land cover update us ing spatially enhanced Landsat TM7 satellite imagery and automated change analytical processes to identify changes in the land uses in the County since 1990. Grand Traverse County 41 Master Plan �I I I I lAND USE AND DEVELOPMENT PATTERNS The predominate current land cover is, by far, open and wooded lands. This is followed by a substantial amount of agricultural lands. Agricultural land is concentrated in bands on Old Mission Peninsula, on the fringe of the urban area of Traverse City, and throughout the southern portion of the County. More intense land uses such as commercial, industrial, institutional and transportation are found primarily in the Traverse City area and scattered in small parcels on major corridors throughout the County. Residential uses are found predominantly in and around Traverse City and around lakes or the Bay coastline. I I I I I I I Figure 13 2000 LAND COVER Recreatio n & Cemeteries 0.62% Water & Wetlands 7.16% Agricultural 21.17 % I I Land Use Changes I In total, since 1990, about 4,250 acres of formerly vacant or forested land has been converted to some more intense use (exclusive of former rangelands). In addition, about 3,181 acres of former agricultural land has been converted to some other more intense use (exclusive of shifts in agricultural uses). Table 6 breaks down the changes from 1990 to 2000 from the relatively rural and undeveloped land cover classifications to more intense uses. I I I I I Transportation & Utilities 0.45% Residential 7.33% Commercial 0.52% Industrial 0.88% Institutional 0.31 % Grand Traverse County 42 Master Plan �• • • • • • • • • • • • • • • • LAND USE AND DEVELOPMENT PATTERNS Table 6-Areas of Formerly Vacant or Forested Land Converted to More Intense Uses 2000 Land Cover Designation Commercial Industrial Residential Agricultural Institutional Open Pit/Gravel Mine Range Land Land Cover Designations Total Changed Acreage by Designation Acres Vacant 109 374 251 626 2,900 5,412 731 775 212 236 52 47 2,166 2,166 4 1 Acres in Agriculture 265 375 2,512 44 3 24 2 5 N/A Notes: 1 Vacant lands include forested land and range land. Agricultural and developed lands are not included in this definition . 2 Agricultural lands include croplands, orchards, pasture and Christmas tree plantations. 3 Denotes agricultural lands that have changed from one type of agriculture to another. 4 Denotes formerly forested lands that have been logged. Maps 4 and 5 illustrate the affects of these changes and clearly illustrate the scattered patterns of residential development in the rural portions of the County. Map 6 illustrates significant changes in land uses between 1990 and 2000 . It should be noted that these maps were prepared digitally from satellite imagery and should be considered generally accurate. Due to noted discrepancies, the mapping has been adjusted through local knowledge and input. For example, the computer analysis recognized the significant land cover change that occurred when Traverse City West High School was developed. However, the system misinterpreted the facility as an industrial use rather than an institutional use. As a result, each of the jurisdictions in the County were provided with copies of these maps and asked to help assure their accuracy. Even with this approach, it is not impossible that further discrepancies may be observed and may be corrected with further local input. From Table 6, it is clear that the vast majority of the land cover conversion in the past ten years has been due to residential expansion within the County. A total of 9,641 acres is estimated to have changed Grand Traverse County 43 Master Plan �LAND USE AND DEVELOPMENT PATTERNS I I I I I I I I I I I I I I I I from agricultural or vacant land uses to another more intense use. Of that area, residential development accounted for 56%. In addition, within the total of 9,641 acres, 2,166 acres were formerly forested lands that had been logged. Therefore, while their land use has changed, these lands still remain essentially undeveloped. If these areas are removed from this calculation, residential development amounts to about 72% of all changes in use. As is apparent from Maps 4 and 5, most of this development is found in scattered residential developments in the formerly rural portions of the County, primarily in Green Lake, Long Lake, Mayfield and Blair Townships. CONFLICTS AND CONSISTENCIES It is important to examine the degree to which local land use and zoning policies supported the original growth management approach of Focus 2020: A County Master Plan. In the preparation of this Master Plan, it was important to examine the degree to which local land use and zoning policies supported the original growth management approach of Focus 2020: A County Master Plan. Accordingly, the process to develop this plan included a Conflict and Consistency Report. That report reviews the extent to which local land use policies and practices support the guidelines of the 1996 Plan, and it compares those policies to the emerging goals and objectives for the County's 2002 Master Plan developed by the Planning Commission. In general, the composite of local land use goals and objectives and master plans form a fairly consistent mosaic when compared with the County Master Plan (compare Map 11 with Map 7). However, as illustrated in Map 9, there are some areas that clearly depart from the general growth management objectives outlined in Focus 2020: A County Master Plan. It was also necessary to determine the degree to which land use regulations reflected in local zoning maps were consistent with the overall growth management strategies of the County plan. Again, a comparison of Map 11 and Map 8 makes this possible. Map 10 identifies areas of significant conflict between local zoning regulations and the County plan. These inconsistencies may be due to a number of factors. A few of the local plans and Zoning Ordinances predate the 1996 Focus 2020 Plan and have not been adjusted in recognition of its growth management guidance. It is possible that new challenges or opportunities have Grand Traverse County 48 Master Plan �• • • • • • • LAND USE AND DEVELOPMENT PATTERNS developed in the six years since the adoption of the County Plan which are now reflected in local policies, but not at the County level. It is also possible that the 1996 County Plan, as a general guidance document, did not provide sufficient precision in its guidance; and the differences result from refinement of the growth management strategies at the local level. Finally, it may be that the deviations identified are simply the result of decisions made at the local level either without consideration of the guidance provided by the County Plan or with due consideration and a subsequent rejection of that guidance . Some of the more significant conflicts identified include the following: Grand Traverse County ♦ A significant portion of the land uses planned in Long Lake Township depart from those set forth in the Focus 2020 Plan. In a few instances, the Township's plan indicates less intense uses than called for in the County document; and, in other cases, the opposite is true. ♦ An extended pattern of commercial and industrial development is planned along M-72 in both Acme and Whitewater Townships that may foster a strip pattern extending from the Grand Traverse Bay to Williamsburg. ♦ An area identified as sensitive in Acme Township is zoned for high density residential uses. ♦ A sizable area in Southern Fife Lake Township is likewise zoned for high density residential development. ♦ A large portion of Grant Township is zoned for low density residential development, including some areas identified in the County Plan as sensitive environmental areas. ♦ An significant area of higher-intensity development is planned in Green Lake Township extending north and south of US-31. It includes a mix of uses and seems to promote the westward expansion of the developed portions of the County. ♦ Many local zoning ordinances identify small village settlements that were not addressed in the 1996 Focus 2020 Plan. 55 Master Plan �"• "• • • • • • COMMUNITY FACILITIES CHAPTER 6. COMMUNITY FACILITIES Community facilities, such as schools, parks and public buildings play an important role in maintaining and improving quality of life. This chapter discusses these facilities and the comprehensive development needs of the County. PUBLIC SCHOOLS Community facilities, such as schools, parks and public buildings play an important role in maintaining and improving quality of life. The Traverse City Area Public Schools (TCAPS) and the Kingsley Area Public Schools currently serve Grand Traverse County. The TCAPS includes four secondary schools (Central Senior High, West Senior High, East Junior High, and West Junior High) and eighteen elementary schools spread across three counties. Almost 11,200 students are enrolled in the school system. The Kingsley Area Public School system is located in Paradise Township in the southern portion of the County. The school system has an enrollment of approximately 1,300 kindergarten through grade 12 students. The system is divided into an elementary, middle and high school, located in the Village of Kingsley. PARK FACILITIES AND RECREATION PLANS • • • • • Grand Traverse County completed a Comprehensive Recreation Development Plan (CRDP) in January of 1997 . 11 The Plan described the community, inventoried all of the recreational facilities for the County, created an action program and created a basis for action. The Plan was tailored to meets the recreational needs of the County through 2001 . The five Goal Statements that were developed in the CRDP are as follows: 1. To develop a maintenance plan for Parks and Recreation facilities and properties. When developing new facilities, have maintenance plans initiated for the facilities. Follow the maintenance plan. 11 Grand Traverse County Grand Traverse County, Comprehensive Recreation Development Plan, A Plan for 199 7-2001, completed in 1997. 56 Master Plan �I I I I I I COMMUNITY FACILITIES 2. Bring to completion the work begun by the County Board and the Parks and Recreation Commission as to the future of a regional parks and recreation delivery system. 3. Develop a marketing plan for the Parks and Recreational facilities in order to maximize the revenue producing capabilities of the department. This may require the assistance of an outside marketing firm which will work with staff in accomplishing this strategy. Included in this strategy is working with the private sector toward the possibility of having the operation of certain facilities taken over by the private sector. I I I I I I I I I I I I I According to Parks and Recreation director Tim Schreiner, approximately 70% of the projects have been completed or are in the process of being completed. Grand Traverse County boasts an enviable network of nature trails and bike paths. 4. Complete the project of demolishing the old fairground buildings, which serve as the storage and maintenance facility for the Civic Center and the Sheriff's Department. Construct a smaller maintenance facility on the Civic Center grounds and a second facility on some other property to serve as storage for Parks and Recreation and the Sheriffs Department. As part of the new maintenance facility construct office space to be utilized by the many user groups of the Parks and Recreation Department. 5. Improve communications between the Board, Commission, administrative staff, support, front line staff, and user groups. Table 7 of the Grand Traverse County Recreation Plan is the implementation schedule for State and Federal grants for particular projects within the County. This list places projects in order of priority and lists the cost to complete each specific project. According to Parks and Recreation Director Tim Schreiner, approximately 70% of the projects have been completed or are in the process of being completed. Recreation accomplishments in Grand Traverse County include the new construction of a skateboard park located on the County Civic Center facility grounds . According to the Grand Traverse County web site, the success of this new facility has been due to the commitment of key users and adults, as well as continued support from the Grand Traverse County Parks and Recreation Commission. The cost of the project is estimated at $365,000, and approximately $270,000 has been committed so far. Trail systems in Grand Traverse County are also an important recreational feature . In 1991, the Grand Traverse County Master Trail Plan was completed with assistance of the Coastal Management Program and with funds from Grand Traverse County, the City of Traverse City, and Garfield Township. The Trail Plan inventoried all Grand Traverse County 57 Master Plan �I I I I I I I I I I I I I I I I I I I COMMUNITY FACILITIES existing trails and described the infrastructure needed to integrate ex1stmg trails to form a comprehensive trail system. Priorities and development criteria were established for segment completion. The current trail systems include the Vasa Pathway, the TART Trail, the Boardman Riverwalk, the Brown Bridge and Nature Education Reserve Trails, and the Shore to Shore Trail. In 1976, the Grand Traverse Nature Education Reserve was established through cooperation of the County and the City of Traverse City. The Reserve is located south of Traverse City in the Boardman River Valley and contains approximately 3 70 acres of undeveloped land. With the Reserve located in an increasingly urbanized area, maintaining the integrity of the natural area has become challenging. The Grand Traverse Soil and Water Conservation District was retained in 1992 to improve and maintain the Reserve, while its success has also been dependent on community volunteer support. FIRE PROTECTION FACILITIES Grand Traverse County has a number of organized fire protection districts. The Metro and Rural Fire Departments serve a majority of the area in the County. The Metro District includes the Townships that border the City of Traverse City (Acme, East Bay, Garfield, but not Peninsula, which has its own fire district) and the Rural Fire Department serves all of the other Townships not included in the Metro Fire District. A majority of employees in the Metro and Rural Fire Departments are volunteer and respond via emergency pagers. Full-time staff includes inspectors, marshals, chiefs and secretaries. The Traverse City Fire Department (TCFD) has two stations within the City limits, with approximately 23 full-time staff and no volunteers. Currently, the TCFD has limited water fire and rescue ability but will be shortly expanding services to include water fire fighting and hazardous waste containment capabilities. Emergency responses by the TCFD are currently 83% to 90% medical rescue calls. This leaves the remainder to fire responses, which have been reduced in part to enforced City fire codes. Similarly, the County Fire Department performs fire code inspection for all businesses, multifamily housing developments, and industrial facilities, reducing the potential for fires. Calls to Traverse City Fire Department have been Grand Traverse County 58 Master Plan �I I I I I I I I I I I I I I I I I I I COMMUNITY FACILITIES increasing by 7% to 10% every year even though the City's population has remained relatively constant. Table 7 - Battalion Locations Grand Traverse Fire Department No. Division Name Address 1 2 GTFD Rural Office Kingsley 897 Parsons Road 115 E Blair Street 8 9 3 Rural Williamsburg 8380 Old M-72 10 4 Rural Rural Rural lnterlocken Grawn Fife Lake 10th Street 2120 Co. Hwy 633 134 Morgan Street 11 7-1 7-2 5 6 Grand Traverse County No. 59 Division Name Metro Metro Acme East Bay Address 604 2 Acme Street 110 High Lake Road 8870 N. Long Lake Rural Long Lake Road Metro Garfield 3000 Albany Street Peninsula Peninsula 14 24 7 Center Road Peninsula Peninsula 8150 Center Road Master Plan �I I I I I I I I I I I I I I I I I I I PUBLIC UTILITIES CHAPTER 7. PUBLIC UTILITIES Public utilities are an important element in a growth management plan. Through the delivery of reliable and plentiful water and the safe and efficient disposal of wastewater, communities can achieve an improved quality of life for local residents. Utility systems also have the potential to aid in growth management by enabling greater densities in selected locations. Finally, and most importantly, public utility systems give the community the ability to provide effective stewardship over such important natural features as groundwater and surface water features . PUBLIC WASTEWATER SYSTEMS Public wastewater plants are found in Traverse City, Fife Lake Village and the Village of Kingsley. The regional wastewater treatment plant in Traverse City serves the City of Traverse City, East Bay, Garfield, Peninsula, Acme Townships, and Elmwood Township in Leelanau ~ - - - - -- --_- _- _- _- _ -_- __ ________ ',, ..-•, County. Due to residential, commercial, and ' I/ I ...· _,..,_ .. -· 1industrial expansion in these areas, certain . ' ·~. '' :; ~ I ' v'--J \ West Grand ('~ . ..)· · Cast Grand ' "/z_ · sewer collection lines will be at capacity in ~ Tr~-.,.,< / l two to four years, and the plant will be at full -. - .f_.;.- ·:• . H / - .~f / ·l capacity in five to ten years. Studies have .'' . .:;·.J=71·r I been completed and are currently in progress ✓ r C .' ~ - •, ··- ·,\ IJJulL1 1v1Ki.:.PJ11IJ ..• • · .• 1 • )llnk,nl~1 .• ' r •;·. ("':>.i W• . .J,• )~I in order to maximize the capacity of the r,11_-.11'11rt . . T;,. · ,1;itl: ;.,-, °'.:- 1• , A ' , / "'1 • _,, • • • ' "' I;' •• } • existing plant and explore options for future - - I _.",J . : L I -· ~ ~---- ,··,1.-·-:. .....~~:->•. ~ expansion. -_ ·. ,.-·/ ' r _ ____ .:.__ / . l ~_( ,\.Tr~11;;~ / ( { O 1 1 • \ • . ••• £ ·-'---:'r I. .......• l ti -~ .. . ·r:a. "'•i,-.-f >l:::,,)f~;-~\ , ,:~}· ;:.=!I...V i~ · . .·. 1-<' I ---~ -~t~-~-:. ·-..·,}·-rd'.a..__,•. •.'-~ \l -~f:-L1J---!'; . ~ ~--ii:J ' ···:-;...,.-·_· -1 ._:;\ !.oft' --~~- :1. ,--.'i~ 0 "'.J ·-..<j~ -, ·· ~ f • '.• ·,,. l :-.,. ,}11 .,.:,,. r, ·, 1, ."t1 1 · ~-~ ~, - "°TFf'" , vr · . . 1: '·. ·.', }, ~ I . . , . ._,_( , ·. <-:-.1 · .. : ~· - -\ti. ;. ·. · ,· .· • : • {1( J'r/ , 1 • -. ~ 1 I . rADf)of$,:,w . orcd.\rOll~ ~ j 0 0 ~":l !S ... 11ntJl l.tuu'ld111v &l'Yffl Un1111 - to 1 , _.;:'-,: ; , I;,_, -. ' •," , -•, Community meetings conducted in 1999 and 2000 focused on gaining citizen and consultant input and have produced a number of possible solutions for future wastewater treatment in Grand Traverse County. 12 These included the following: Source: Grand Traverse County Website Grand Traverse County ♦ Maximize the use of the existing plant through internally upgrading the facility. This option will increase the capacity of wastewater treatment and will improve the quality of the water discharged from the plant. Equipment upgrades and modifications tl1at need to occur, whether the upgrade is completed or not, will also be part of this option. The estimated cost for this upgrade is 12 Grand Traverse County Website, July 2001. 60 Master Plan �I I I I I I I I I I I I I I I I I I I PUBLIC UTILITIES approximately $28 million. These costs will be shared by all jurisdictions utilizing the system through an increase in the monthly sewer rate. At this time, almost 75%, or over 20,000 homes in Grand Traverse County are utilizing on site septic systems. ♦ Water Conservation. Implementation of educational, financial incentives, and technical assistance programs that focus on reducing volume and strength of wastewater. Research is currently being completed by different governmental units to determine the most effective techniques for water conservation. ♦ Satellite Plants. Development of at least two plants that will connect to the existing collection and treatment system. Proposed sites are on the west and east side of the Boardman River and will be phased to match demand and will provide room for future expansion. Septage Treatment. This option would include development of satellite septage treatment plants that would reduce cost for sewer and on-site system users. Grand Traverse County has instituted a septage treatment program, which includes local units of government geared towards aggressively addressing the issue of septage and holding tank disposal. At this time, all septage and holding tank waste is land applied under a permitting process established by the State of Michigan and supervised by the County Health Department. Almost 75%, or over 20,000 homes, in Grand Traverse County are utilizing on site septic systems. New home development in the County adds approximately 500 new on-site septic systems every year, increasing the need for septage disposal systems. Stricter land application regulations passed in 1995 increased standards for setbacks from residential uses and reduced volumes of application per acre. This has resulted in a reduction in the amount of land available for land application purposes. While the regional wastewater treatment plant in Traverse City is meeting the current needs of the community, it will be important to consider where, and if, new facilities should be built. The Traverse City Regional Wastewater Treatment Plant. Source: Grand Traverse County Website. availability of sewer will provide opportunities for dense development, which may or may not be in the County's or Township's best interest. Grand Traverse County 61 Master Plan �I I I I I I I I I I I I I I I I I I I PUBLIC UTILITIES The County has acquired property on Keystone Road for a future wastewater treatment facility. This facility is intended to service portions of the County and would be integrated as support to the existing treatment system. Planning for this facility is expected to begin in five to ten years. Kingsley has published a study of the feasibility and effect of an expansion of its wastewater plant and is currently arranging financing and design for an expanded facility. Fife Lake, located in Fife Lake Village and Township and partially in Springfield Township, Kalkaska County, is served by a public sewer. The sewer serves areas within the Village and the perimeter of Fife Lake. The population in this area is not growing as fast as other parts of the County, but many homes on the lake are evolving from seasonal cottages to year around homes. The lake is obviously the draw to the area, and the presence of a sewer will help to protect the water quality for future generations. The Village of Kingsley also has a wastewater treatment facility, which protects ground water quality and increases options for different types of development. The population in Kingsley grew from 738 in 1990 to 1,469 in 2000, representing a 99% increase in population. If the population continues to grow at this pace, it may be necessary to evaluate the limitations and future options for this community sewer system. Kingsley has published a study of the feasibility and effect of such an expansion and is currently arranging financing and design for an expanded facility. A sewer alternatives study was completed in 1997 for the area commonly known as Forest Lakes located in East Bay Township (i.e., Spider and Arbutus Lakes). 13 This study was initiated because of the dense single family development around the lakes which utilizes on-site wastewater disposal. As the natural beauty of the lakes and the rolling, wooded terrain continue to draw new homes, East Bay Township residents questioned the potential impact on the lakes of a continuation of this approach to wastewater disposal. The study identified several alternatives that may be implemented including a major sewer extension to serve the area, a new community sewer system and a continuation of the status quo. 13 Grand Traverse County Gourdie/ Frasier & Associates, Inc., Sewer Facility Alternatives for Forest Lakes Area of East Bay Township, June 1997. 62 Master Plan �I I I I I I I I I I I I I I I I I I I PUBLIC UTILITIES PUBLIC WATER SYSTEMS Public water systems serve the City of Traverse City and portions of East Bay Township, Garfield Township, Peninsula Township, and Elmwood Township. The Village of Kingsley and Blair Township also maintain public water systems. In addition to public water suppliers in these areas, there are also smaller private water systems that have been developed for specific developments. Water to serve these systems is drawn from both surface and ground water sources. The City of Traverse City utilizes water from the East Arm of the Grand Traverse Bay and also provides water to Garfield Township. Garfield Township is currently consuming an average of approximately three million gallons per day, and Traverse City has an annual average of around six million gallons a day. During the summer season, water usage has a tendency to increase due to irrigation and other summer activities. Further, pumps are adjusted appropriately for peak demand times throughout the day. East Bay T ownship, Blair Township and the Village of Kingsley along with other private systems such as Holiday East, Hope Village, Timberlee, Underwood Farms, and Cherry Ridge utilize groundwater supplies. The Grand Traverse County Department of Public Works monitors these wells for contaminants and produces annual Drinking Water Quality Reports. These reports indicate that the water supply is plentiful and safe. Grand Traverse County 63 Master Plan �I I I I I TRANSPORTATION CHAPTER 8. TRANSPORTATION Transportation networks have historically played a "driving" role in the growth, development and pattern of land uses in Grand Traverse County and throughout the Country. Major transportation elements include roads and highways, airports, railroads and mass transit facilities. Sidewalks, bike paths and off-road vehicle routes play a lesser role in the traditional transportation network. The following is a summary of the available data of transportation networks in Grand Traverse County. I I I I I I I I I I I I I I The main ground transportation routes to and from the County include I-75, US-131, and US-31. The M-72 route serves as a main east-west route from I-75, to US-131, through Traverse City and westward to the beaches of Lake Michigan. M-22 serves the Leelanau Peninsula area and allows direct access to the City of Traverse City from the north. According to the 1995 TC-TALUS 14 Long Range Plan, all of these transportation routes, including most major local routes, experience more traffic than they were originally designed for in the summer months with heavy tourist traffic. The TCTALUS Plan is currently being updated with expected completion in 2003. Traffic congestion is a growing concern in the County. NEW ROAD PIANS The Michigan Department of Transportation (MDOT) produces Five Year Road and Bridge Programs for each region of the State. Grand Traverse County falls into the "north region," which includes 24 counties in the northern lower peninsula. The major State highways in this region include I-75, US-27, US-23, US-131, and US-31. The plan recognizes that quality transportation routes to and throughout this area are essential to Michigan's year-round tourism industry. The 2001-2005 Five-Year Program states that more than 15 miles of passing relief lanes are planned in the region, 1.8% of the bridges are 14 Grand Traverse County TC-TALUS is the Traverse City Transportation and Land Use, a local organization dedicated to transportation planning in the northwest region of Michigan. 64 Master Plan �I I I TRANSPORTATION scheduled for repairs, and that more than $230 million will be invested into the north region over the five-year period. Targeted corridor improvement strategies that are being developed and implemented through this program include M-72 between Grayling and Traverse City. Improving access management, reconstruction and widening selected locations along M-72 in Grand Traverse County are components of a long-term strategy to improve this heavily traveled connection between 1-75 and US-31. Some of the more specific improvements in the Grand Traverse County area are li.5ted below: I I I I I I I I I I I I I I I I ♦ Cass Road bridge replacement. ♦ Capacity Improvement Research on M-72 including stretches between US-31 to east of Lautner Road, east of Lautner Road to west of Arnold Road, west of Arnold Road to east of old M-72, and on US-131 from south of the Manistee River to M-113. ♦ Passing relief lanes on M-113 two miles east of Kingsley are scheduled for 2004. ♦ Road resurfacing on M-37 from south of the County line to M-113. ♦ Passing relief lanes along M-3 7 from south of Vance Road to north ofUS-31 are scheduled for 2003. ♦ Bridge reconstruction at the Traverse City State Park under pedestrian overpass on US-31 ♦ Road resurfacing is scheduled for US-31 and M-37 south of south Airport Road north to Silver Lake in 2001. TRANSPORTATION P LANS In 1995, TGTALUS formed a Long Range Transportation Land Use Plan. The goals of the Plan are as follows: Grand Traverse County ♦ Help build community consensus around transportation and land use and projects plan. ♦ Advocate an intermodal transportation network that enhances local prosperity and safety. ♦ Promote future land use and transportation development that reduces demand on the road system and preserves community character. 65 a regional Master Plan �I I I I I I I I I I I I I I I I I I I TRANSPORTATION Land use alternatives are presented which include two concepts to potentially ease the pressure on County road system. ♦ Preserve the environmental, agricultural, and open space assets of the area. ♦ Encourage the best use of the existing transportation network, while investigating the funding for transportation improvements. The TC-Talus Plan provides details on all of the existing transportation services within the County, describes different management systems and explains traffic modeling techniques used to determine road systems that may be deficient in handling the traffic volume anticipated. With deficiencies identified, land use alternatives are presented which include two concepts to potentially ease the pressure on the County's road system, both of which were supported in the 1996 Master Plan: 1. Village Center: Small village centers develop in the rural areas around Traverse City. 2. Urban Growth Boundary: Determine a boundary around Traverse City, which separates urban and rural services. This concept allows higher density and more intense land uses within the boundary and low density residential outside the boundary. Public utilities would be a major determinate on where the boundary would be drawn. Road improvement alternatives, transit alternatives, railroad possibilities, were all discussed with the pros and cons of each alternative noted. The final section of the plan recommends a number of programmed alternatives (options) for the study area. This document is currently in the process of being updated. A key project examined in the TC-TALUS Long Range Transportation Land Use Plan is the long-term plan to form a circumferential roadway to relieve east-west congestion in the City. An important element of that network is the proposed new bridge over the Boardman River resulting in a connection between Hartman and Hammond Roads in Garfield Township. The environmental impact statement for that project has received tentative Federal approval, and the Road Commission is initiating design activities. In addition, the Road Commission, together with Garfield Township and East Bay Township, have cooperated in a corridor planning exercise to provide for appropriate land use tools for this area of the proposed new artery. Grand Traverse County 66 Master Plan �I I I TRANSPORTATION TRAFFIC VOLUME Increased traffic is typically a direct result of a growing population. The Grand Traverse County Road Commission keeps a tally of vehicle counts at specific locations in the County, which may provide essential data when assessing future capacity of a road. Table 8 illustrates some of the areas that experience high traffic counts along with their low count areas. I I I I I I I I I I I I I I I I Table 8 - Average Daily Volume High Volume Road Name Location 100' SE OF US-31 THREE MILE ROAD 0.1 MILE E OF US M-72 31 LOGANS South Airport LANDING-E BOUND 250' NE OF M-37 M-37 (GARFIELD RD) Garfield IAT BOON Peninsula 750' S OF M-37 500' E OF US-31 14th Street INBOUND BWTUS31 & Three Mile PARSONS BWT3 &4 MILE Hammond Keystone Beitner Low Volume Count 50,000 22,400 22,224 Location 300' NE OF M72 - SW DIRECTION 0.1 MILE E OF BATES 200' E OF SILVER LAKE Count 10,700 19,700 11,635 15,100 200' N OF ANDERSON ST 10,100 20,550 14,590 13,843 NIA* NIA* NIA* NIA* 500' E OF M-31WBOUND BWTPARSONS &SAIRPORT WOFHIGH LAKE 400' S OF BIRMLEY 11,773 NIA* NIA* 18,690 14,863 1000' N OF RIVER 14,733 500' E OF US-31 INBOUND 13,843 15,416 10,650 11,564 Source: T.C. TALUS. *In these locations only one count was performed. ,I Grand Traverse County 67 Master Plan �I I I I I I I I I I I I I I I I I I TRANSPORTATION CHERRY CAPITAL AIRPORT The Cherry Capital Airport serves not only Grand Traverse County but also the entire northwest Michigan region with modern air travel. It is located at the southern edge of the City of Traverse City, adjoining East Bay Township and contains approximately 1,353 acres in total. The facility, served by American Eagle, Northwest, United Express, Northwest Airlink, and Midwest Express, is under construction for the expansion the terminal. The expansion was warranted when there were more flights than ramps available, creating inefficiency. Air passenger travel increased by over 75% in ten years. The passenger travel through the Cherry Capital Airport in 1990 was 229,361 and increased to 401,803 in 2000. This represents a 75.2% increase in air travel for over the ten-year period. This relationship far surpasses the County population increase of 21 %, illustrating the expanding demand for air travel. In 199 5, the airport was the sixth largest in Michigan with over 200 regularly scheduled flights weekly. Table 9- MDOT Measures of Michigan Air Carrier Demand-Total Scheduled Passengers Community Traverse City Lansing Grand Rapids State Total Jan-90 Jul-90 12,432 21,598 50,822 39,727 128,295 107,199 1,848,659 2,807,256 Jan-00 Jul-00 1990 Total 2000 Total 31,516 57,164 229,361 401,803 53,363 43,407 528,719 656,703 119,262 170,509 1,386,501 1,905,236 2,260,116 3,671,370 25,034,268 40,528,139 % Increase 19902000 75.2% 24.2% 37.4% 61.9% Table 9 illustrates that growth in passenger volume at Cherry Capital Airport outpaced that of other regional facilities between 1990 and 2000. Cherry Capital Airport also experiences strong seasonal travel with passenger volumes increasing by almost 84% from January to July 2000. This is a good indication that the County has a strong influx of summer season tourists, residents, and business activity. Grand Traverse County 68 Master Plan �I I I I I I I I I I I I I I I I I I I TRANSPORTATION With the demand in flight services to the Grand Traverse region, a new $4 7 .6 million terminal is under construction to provide additional flight service and increased passenger amenities. The new terminal will feature a restaurant with outdoor seating, gift shop, lounge, rental car service, and five additional gates with room to expand to ten. The new terminal will include horizontal architecture elements and stained glass. Due to surrounding land uses, no further runway expansions are planned for the facility. The Traverse City Area Chamber of Commerce reported that a recent MDOT study credits the airport with adding about $110 million in economic activity in the Grand Traverse region. 15 This was measured by wages paid to airport workers, fuel sold, passengers brought in as well as "spin off' spending. PUBLIC TRANSPORTATION In 2000, total ridership using BATA increased by 18% to about 390,000 Public Transportation is available in Grand Traverse County through the Bay Area Transportation Authority (BATA). This public transportation service was established in 1985 when the City of Traverse City Dial-A-Ride and the former Leelanau County Public Transit combined to create an organization that serves both counties. In addition to its regular service, BATA provides transportation for the Headstart Program, senior center, and essential services for those with disabilities. BATA currently operates seven days a week with 42 vehicles and eighty employees. In 1999, BATA vehicles drove 1,293,630 miles and served over 330,066 passengers. In 2000, total ridership increased by 18% to about 390,000. This amounts to slightly more than 2% of the adult population of the County. BATA is primarily a curb to curb service throughout both counties but does serve the Traverse City area with a continuous flow system Monday through Friday. This relatively continuous flow system is known as "The Cherriot." The system is also designed to cater to contract business and schools. 15 Grand Traverse County Traverse City Area Chamber of Commerce, Gmnd Traverse Business, August 2000. 69 Master Plan �I I I I I I I I I I I I I I I I I I COMMUNITY OPINIONS CHAPTER 9. COMMUNITY OPINIONS In 1991, Grand Traverse County commissioned a scientific survey of the opinions of community residents regarding the pace, form and content of growth and development facing the community. The results of that survey formed the basis for Focus 2020: A County Master Plan. It was important to re-assess community opinions to determine the degree the perspectives of the community had shifted. In the completion of this updated Plan, it was important to re-assess community opinions to determine the degree the perspectives of the community had shifted over the intervening ten years. Therefore, in May 2001, the Grand Traverse County Planning Commission issued opinion surveys to a random sample of registered voters in the County for the purpose of gathering public opinions relative to growth and development. This Chapter presents the findings of that survey. It includes a summary of its findings both in terms of the quantified data received and an analysis of the significance of the conclusions plus the survey methodology. For a more comprehensive presentation of the findings and the survey methodology, the reader is referred to the survey report. SUMMARY OF FINDINGS The following summarize the primary findings of the survey. 1. A total rate of response of 24.2% was achieved, which is considered more than adequate for reliable results. adequate for reliable results with a level of confidence of plus or minus 5%. The total population represented by the survey was 1,826 persons. This is about 2.4% of the County's 2000 population. 16 Responses represented 1,470 adults and 356 children under the age of eighteen. 2. 16 Grand Traverse County A total of 3,000 forms were mailed to registered voters in the County. Of the total of 3,000 surveys issued, a total of 726 were returned by the cut-off date of May 25, 2001. This results in a rate of return of 24.2%, which is considered more than Since the sample was drawn from all 56,849 registered voters, it only included adults of voting age whom have made the effort to register to vote. The sample was relatively representative of the geographic distribution of the population of the County, as indicated by the following table: U.S. Census Bureau, Compiled by the Michigan Information Center 70 Master Plan �I I I I I COMMUNITY OPINIONS Table 10. Responses by Jurisdiction Community Acme Township Blair Township East Bay Township Fife Lake Township Garfield Township Grant Township Green Lake Township Long Lake Towns hip Mayfield Township Paradise Township Peninsula Township Traverse City Union Township Whitewater Township I I I I I I I I I I I I I I 3. 2000 Population Percent of Co. 4,332 5.6% 6,448 9,919 1,517 13,840 847 5,009 7,648 1,271 4,191 5,265 14,383 417 2,467 8.3% 12.8% 2.0% 17.8% 1.1% 6.5% 9.8% 1.6% 5.4% 6.8% 18.5% 0.5% 3.2% Percent of Responses 5.3% 5.8% 13.4% 2.3% 16.5% 1.6% 5.3% 8.1% 1.5% 2.7% 12.8% 18.0% 0.7% 2.0% Respondents were asked to select the two most important reasons they chose to live where they do. "Close to Nature, Good Neighborhood, and Rural Lifestyle" topped the list of reasons with 24.6% (n=263), 16.4% (n=l 76) and 16.4% (n= 17 5), respectively. The following list presents the responses in order of frequency of selection: Reason Close to nature Good neighborhood Rural lifestyle Safe area Close to downtown Good schools Close to shopping 24.6% 16.4% 16.4% 13.6% 8.1% 6.4% 5.9% n* 263 176 175 146 87 69 63 Quality housing Suburban livestyle 5.4% 3.1% 58 33 % * n - Raw numeric responses. Grand Traverse County 71 Master Plan �I I I I I I I I I COMMUNITY OPINIONS 4. When asked for opinions concerning the pace of growth in the County, nearly three of four (74%, n=527) indicated that they believe the Grand Traverse Area is growing "too quickly." However, one in five (21.9%, n=l56) believe the pace of growth is "about right." This may be consistent with responses to Questions 15 and 16 in which respondents were asked to rate the effectiveness of efforts of government in general and their local governments to guide growth. Less than one-quarter (23.4%, n= 168) indicated that they felt the efforts of government, in general, were "excellent" or "good," while 45.5% (n=326) believed those efforts would be rated as "fair," and 26.4% (n= 189) gave government, in general, "poor" marks. 5. Respondents were asked to indicate their level of concern about thirteen issues or conditions in the community. Responses are ranked in Figure 15 on the next page, based on the average overall score with the higher scores indicating a greater percentage of "very concerned" for each issue. Increased traffic congestion was ranked most highly with 60.27% (n=432) responding that they were "very concerned" about this matter. "Other" concerns listed by 124 respondents may be found in the survey report. Nearly three-quarters (74%, n:537) believe the Grand Traverse area is growing "too quickly." I I I I I Clearly the impacts of growth and development on residents' lifestyle and natural features were in the forefront of most responses. I I I I I Grand Traverse County 72 Master Plan �I I I I COMMUNITY OPINIONS Figure 14. How concerned are you about the following: Issue and (Rank) I I I I I I I I I I I I I I I I I I I I I Increased traffic congestion (1) Pollution of water resources (2) Development in open lands and natural areas (3) Ground water quality (4) Over-development of the lakes area (5) I I I I I I I I I I I I I I I I I I I Loss of private property rights (7) Availability of affordable housing (8) I I I I I I I Conversion of farms into house lots (6) Failing septic systems (9) I Increasing number of tourists (10) Lack of public sewer (11) 1 Lack of skilled workers (12) Lack of public water system (13) I Not Concerned 6. I I I I to Very Concerned The County sought respondent opinions with regard to certain steps that could be taken to guide growth. These were structured as "agree-disagree" statements. Strongest agreement was shown with regard to the statement: "I support increased controls in land use to protect water quality in the rivers, lakes and the Bay" with 84.8% (n=613) strongly agreeing or agreeing. This was followed by 75.7% (n=542) strongly agreeing or agreeing that "The County needs programs to prevent the conversion of large tracts of farmland into residential or commercial developments." On the other hand, strongest disagreement was found with the statement: "I am willing to pay higher taxes to purchase and protect sensitive areas threatened by development," with 4 7.5% Grand Traverse County 73 Master Plan �I I I I I I I I I I I I COMMUNITY OPINIONS (n=339) disagreeing or strongly disagreeing with that statement. On balance, however, it should be noted that nearly the same percentage (45.4%, n=324) agreed or strongly agreed with that statement. 7. With regard to housing, the survey asked which type(s) of housing the County should encourage. About half of the responses favored single-family homes on suburban scale lots with 23.2% (n=223) favoring lots of 1 to 3 acres and 27.0% (n=259) supporting ¼ to 1 acre lots. Larger lot (greater than 3 acres) single-family housing was favored by only 9.5% (n=91). Apartments and duplexes were favored by 14.4% (n= 138) and 7.2% (n=69) supported a mix of housing and commercial uses. 8. A similar question was asked with regard to commercial development. A sizable number of the respondents (n= 183) selected "None" in response to the question, "What types of commercial development should be encouraged." Of those types of establishments rece1vmg sizable responses, Neighborhood Shops (28.8%, n= 151) and Sit Down Restaurants (24.8%, n= 130) received the most interest. In addition, a few (n=39) took advantage of the write-in blank to express their ideas concerning the types of commercial services needed in the Township. 9. Respondents were asked for their impressions of the importance of various issues facing the community and the priority those issues should be given by local officials. These were rated on an ordinal scale ranging from 5 for "very important" to 1 for "not important." In addition, because an arbitrary numeric interval value of 1 was assigned to each level of the scale, it is possible to state an arithmetic average for the results. Figure 16 presents the selections in order of importance as indicated by the survey: Of those types of establishments receiving sizable responses, Neighborhood Shopping Centers and Sit Down Restaurants received the most interest. I I I Grand Traverse County 74 Master Plan �I I I I I I I I I I I I COMMUNITY OPINIONS Figure 15. How important are the following: Issue and (Rank) Protect surface water (1) I Protect ground water (2) I I Preserve open space (3) I I I I I I I I I I Preserve scenic view (4) Improving traffic flow (5) I Preserving farmlands (6) I I I I Improving E/W traffic (7) I I Reducing sprawl (8) I Support working farm (9) I I I I I I I I I ! ! I I I I Improving N/S traffic (10) Pedestrian friendly (11) Hsng. for young faml. (12) I Hsng. for seniors (13) I I I Increased access to lakes (14) I I Estab. Ped/bike trails (1 5) I I Expand industrial development (16) I Expand office development (17) Not Important 10. I I I I Grand Traverse County to Very Important Respondents were asked for their impressions as to whether various services and conditions in the County had improved, stayed the same or gotten worse over the past ten years. According to the survey, "Bus service in the area" was most improved, with 46.9% (n= 331) indicating it had improved. This was followed by "Landscaping of commercial areas" and "Availability of recreation facilities" with 45.0% (n= 318) and 30.2% 3 (n=212), respectively, indicating these conditions had improved. On the other hand, the survey indicated that "Traffic congestion in the City" had gotten worse, with 89 .6% (n=640) so indicating. This was followed by "Traffic congestion in your community" and "Availability of affordable housing for young families" with 73.4% (n=523) and 55.5% (n=391), respectively, reporting these conditions had gotten worse. 75 Master Plan �I I I I I I I COMMUNITY OPINIONS COMPARISON WITH 1991 SURVEY The following paragraphs compare the results of the 1991 community opinion survey with the current effort. While the methodology of these two surveys varied somewhat, both focused on resident opinions of growth and development patterns and the impact of the resulting changes on the community. It is possible, therefore, to measure some shifts in community perceptions and to draw some conclusions about changing opinions. The 1991 survey was distributed to a smaller sample of residents (350) selected at random; but, through extensive follow-up, that effort achieved a total response rate of 90%, involving 315 County households. The 2001 effort involved a sample of 3,000 registered voters selected at random. Other than a newspaper article, no followup effort was attempted to increase the rate of response. The resulting responses amounted to 726 households for an overall rate of response of 24.2%. Both techniques used generated a 95% confidence level. I I I I I I I I I In the 2001 survey, care was taken to seek opinions concerning many of the issues addressed in the 1991 survey. As conditions change in the County, this approach will help to measure shifts in opinions and concerns. The following table compares seven issues or concerns highlighted in the 1991 survey, with responses expressed in the current effort. For the purposes of this comparison, "don't know" or "no opinion" responses have been dropped. Table 11. SIMILAR SURVEY RESPONSE CATEGORIES 1991 Survey ''Major Problem" 2001 Survey ''Very Concerned" 1991 Survey "Minor Problem" 2001 Survey "Somewhat Concerned" 1991 Survey ''Not A Problem" 2001 Survey "Not Concerned" Pollution of water resources Loss of farmland or other open space• Increased traffic congestion Need more cooperation among governments b 44% 51% 60.2% 49.2% (F) 61.5% (0) 68.4% 28.6% (" won,e ") 40% 31% 7% 10% 4.2% 12.5% (F) 7.3% (0) 4.9% 4.3% ("·improved") Availability of affordable housing 58% 34.7% 35.6% (F) 30.4% (0) 26.4% 40.0% ("about the same") 35.4% Issue or Concern 80% 38% 33.8% 16% 34% 25% 4% 7% 12% 24.0% Table 11 (cont'd.) SIMILAR SURVEY RESPONSE CATEGORIES 1991 Survey ''Major Grand Traverse County 2001 Survey ''Very 76 1991 Survey 2001 Survey "Somewhat 1991 Survey 2001 Survey ''Not Master Plan �I I I I I I I I I I I I I I I I COMMUNITY OPINIONS Issue or Concern Unemployment c Problem" 54% Concerned" "Minor Problem" 31.2% 33% (" worse ") Concerned" "NotA Problem" 42.2% 5% Concerned" 13.4% ("·improve d") ("about the same") Increased number of 29.2% 42% 29% 32.1% 27% 35.3% tourists Notes: a In the 2001 survey, two questions were asked on this subject. The first related to conversion of farms into house lots (item 14,h) and the second related to development in open lands and natural areas (14,c). The responses for the 2001 survey are keyed (F) for the farmlands question and (0) for the open space question. b The most comparable question asked on this subject in 2001 related to whether the respondents thought cooperation among local governments had improved, gotten worse or remained the same. C The most comparable question asked on this subject in 2001 related to whether the respondents thought unemployment had improved, gotten worse or remained the same. The 1991 survey and the 2001 survey included several "agree-disagree" questions related to conditions in the County. The following table compares the responses to several of the key items relating to land use controls and development policy. Table 12. Shifts in Community Opinions Strongly Agree Disagree Agree Statement 1991 2001 1991 2001 1991 2001 There should be uniform county30% 20% 47% 46% 12% 16% wide development guidelines adopted locally. The general public should not have to pay for public improvements that are needed due to new development projects. I am willing to pay higher taxes to purchase and protect sensitive areas threatened by development. I support increased controls in land use to protect water quality in the rivers, lakes and the Bay. Grand Traverse County Strongly Disagree 1991 2001 1% 6% 36% 33% 47% 41% 9% 18% 1% 3% 12% 7% 28% 38% 30% 29% 19% 18% 43% 35% 46% 50% 6% 8% 2% 3% 77 Master Plan �I I I I I I I I I COMMUNITY OPINIONS Looking at the "strongly agree" and "agree" columns together, there appears to be some shifting of opinions regarding development regulations. For example, in 1991, 77% of the respondents agreed that there should be a uniform set of development standards adopted locally. By 2001, support has declined slightly to 66%. There also appears to be some change in attitudes regarding public investment in improvements necessitated by development. In 1991, 83% of respondents agreed that the public should not have to pay those costs; while in 2001, 74% still agree. In botl1 instances, substantial majorities support these statements, but the shifts are noteworthy. On the other hand, support for increased controls on development to protect water has not changed significantly. In 1991, 89% of the respondents agreed with this position while in 2001, 85% did. This modest change is too slight to be significant with a general survey such as this. Finally, there appears to be some slight increase in the willingness of taxpayers to pay higher taxes to preserve sensitive lands threatened by development. In 1991, 40% expressed some willingness; and by 2001, 45% were willing to support such a levy. I I Based on this relatively general survey instrument, it appears that, among the more heavily populated jurisdictions, the strongest support for additional taxation to preserve sensitive lands may be found in the City of Traverse City, Peninsula Township and Garfield Township. I I I Grand Traverse County 78 Master Plan �I I I I I I I FUTURE lAND USE PLAN SECTION III. FUTURE LAND USE PLAN The previous sections of this Master Plan provide an overview of the existing conditions in the County. For the most part, they are presented in an objective manner without judgment. However, it is also important to examine conditions and trends for the key implications they may have on the future of the Co _nty. In other words, it is important to ask and answer the question: What does it all mean? The following paragraphs present the key implications identified in the Master Plan preparation process: 1. The population will continue to grow at rates in excess of those in most of the remainder of Michigan. This implies a number of land use challenges. For example, if the County adds about 20,000 persons to its population in the next eighteen years, using current growth patterns the following are some of the statistics this growth would generate: I I I I I I Population growth implies a number of land use challenges. About 13 square miles of land will be consumed by residential development. 9,133 additional housing units, based on the 2000 average household size of 2.49 persons. ♦ 87,220 additional automobile trips per day. 17 ♦ 3.3 million gallons per day of additional wastewater flow. 18 ♦ 5,000 additional school-age children 2. A general analysis of the changes in land cover together with the residential building permit information reveals that low density residential development patterns continue in the County. About 566 new residential building permits were issued annually in the 1990s. In addition, the land cover change analysis reveals that about 5,400 acres of formerly vacant or agricultural land was converted to residential uses during the same period. Therefore, the average land area consumed for each new residence was about 0.96 acres. Continuing this pattern to accommodate the 9,133 new housing units cited above means that about 8,700 acres, or about 13 square miles of land, will be consumed by residential development. 17 18 Grand Traverse County ♦ Instirute of Traffic Engineers, Trip Generation, 5 th Edition, 1991 Lindeburg, Michael, R., P.E., Civil Engineering Reference Manual, 1989. This text suggests an average factor of 165 gallons per day, per capita. 80 Master Plan �I I I I I I FUTIJRE LAND USE PLAN 3. The data in the Community Profile is somewhat less explicit with regard to new families and where they are choosing to locate. However, based on the median age of the population, it is clear that some of the more rural areas of the County (e.g., Paradise, Blair and Mayfield Townships) have a generally younger population. In addition, in Paradise and Blair Townships, the percentage of the population under 18 years of age exceeds that nf the County overall. It may be speculated that a greater share of the population is electing to begin families in these relatively rural areas of the County, possibly in response to rising home values in the more urbanized portions of the community. I I I I I The marketplace continues to seek very low density and isolated development. 4. As discussed in the 1996 Plan and in numerous public media since, the eventual construction of the connection between Hartman and Hammond Roads will improve traffic flow in the City and along South Airport Road, and it will generate the potential for further outward development of the urbanized area of the community. Whether this roadway becomes a platform for further sprawl or a confining element to guide growth will depend on local and County land use planning and the will of local jurisdictions to implement them. 5. There has been continued public discussion about the problems inherent in low density and sprawling patterns of development. However, the continued outward progression of housing development and the growth of traffic volumes suggests that the marketplace continues to seek very low density and isolated development sites. 6. The proposed plans to expand wastewater treatment capacity present the County with an excellent opportunity to use this important utility to guide growth. This topic and the need to place on-site disposal systems on an equal footing with public systems were both addressed as a part of the effort to develop the 1996 Plan. Now, six years later, decision-makers are nearing decisions to expand the existing wastewater treatment plant and to develop satellite plants and/or a septage treatment facility. Therefore, the time is ripe to act on the opportunity to use these major public investments to aid the growth management process. Grand Traverse County 81 Master Plan �•I • •II FUTURE lAND USE PLAN Local endorsement of the Plan implies political support for an over-arching land use framework. II This is a very important development, and it implies continued political support for an over-arching land use framework that embodies a consensus view of the County. By working cooperatively, each jurisdiction has signaled its willingness to do its share in managing and guiding the growth that faces the County. I I Deviations in local plans from the growth management guidelines may be the result of decisions made either without consideration of the County Plan, or with due consideration and a subsequent rejection of it. I I I I 8. Nevertheless, it is clear that, in some instances, local communities have taken land use decisions that work against the growth management guidelines of the County Plan. This may be due to a number of factors. A few of the local plans and zoning ordinances predate the 1996 Focus 2020 Plan and have not been adjusted in recognition of its growth management guidance. It is possible that new challenges or opportunities have developed in the six years since the adoption of the County Plan, which are now reflected in local policies but not at the County level. It is also possible that the 1996 County Plan, as a general guidance document, did not provide sufficient precision in its guidance and the differences result from refinement of the growth management strategies at the local level. Finally, it may be that the deviations identified are simply the result of decisions made at the local level either without consideration of the guidance provided by the County Plan or with due consideration and a subsequent rejection of that guidance. 9. Based on community opinions, it appears that the County residents are becoming slightly more tolerant of the impacts of growth and development on tl1e community and local quality of life. This is reflected in slight shifts in preferences and concerns that were measured in the 2001 Community Opinion Survey when compared to the 1991 instrument. While there is still significant concern about loss of farmlands and open space and increased traffic and congestion, in some areas the level of concern seems to have moderated. I I I 7. Although not discussed in depth in this report, it is important to remember that planning at the County level must be carried out from a very general perspective. Without zoning authority, County land use plans are, at best, advisory in nature assisting to guide local decision-making. In Grand Traverse County, this has been the case, as well. But when the 1996 Plan was adopted, all of the local jurisdictions adopted resolutions of support for its policies and many undertook land use plan updates to embrace its growth management provisions. Grand Traverse County 82 Master Plan �. ~- I ~ FUTIJRE lAND USE PIAN These paragraphs present an outline of the likely results of a continuation of tl1e current trends. The remaining steps in the planning process is to determine what a preferred future for the County would be and what steps are needed to achieve it. The remaining sections of this plan seek to respond to these questions. •II II II I II I I I I I I I I I Grand Traverse County 83 Master Plan �GOALS AND OBJECTIVES CHAPTER 10. GOALS AND OBJECTIVES The goals and objectives form the policy foundation for this County Master Plan . The following statements outline a preferred future for Grand Traverse County and its residents. These statements include goals, which may be thought of as a description of a desired end state or outcome. These are supported by known objectives, or milestones, that must be reached if the goal is to be achieved. The overall time horizon for these statements is about twenty-five years. However, some of the goals may be reached in less time, and others may prove to be more elusive. Nevertheless, the Planning Commission believes that these goals establish a framework for a future in Grand Traverse County that is preferable to a continuation of current land use, economic and environmental trends. I I I I I I I I I I I I As a part of the effort to develop this Plan, the County Planning Commission undertook an extensive effort to obtain residents' opinions about the preferred future of the community. The following goals and objectives were informed by the input of residents attending two open house presentations of the Community Profile Report and the Community Opinion Survey, as well as the content of the survey itself. Achieving many of the objectives outlined in this section will require the cooperative effort of many agencies and individuals in the County. The inclusion of a particular objective statement in this document is intended as a signal of the County's support for activities that advance that objective. The work to carry out specific activities may be the province of agencies or organizations other than the County. Therefore, these expressions of support are consistent with the role of the County Planning Commission to promote and provide support and assistance to others as well as to carry out implementation of certain activities, when appropriate. 1. Grand Traverse County will have clean air and water resources and significant areas of open space, shoreline, wetlands and Grand Traverse County 84 Master Plan �GOALS AND OBJECTIVES woodlands to provide natural wildlife habitat and to ensure that current and future generations will enjoy the benefits of the natural features of the area. OBJECTIVES: a. II I I I b. Complete the inventory of areas of important natural features. c. Identify significant institutional and regulatory obstacles to effective natural feature protection and strategies to address them. d. Develop and promote the implementation of a County wetlands protection ordinance aimed at parcels of less than five acres. I I e. Strengthen the current technical assistance program designed to help private landowners manage their timber and wildlife resources. f. I Develop and implement programs to help communities, subdivision associations and others to establish municipal wellhead protection programs. 2. The community's commitment to its natural features will be reflected in effective measures to preserve, enhance and improve its open space, shoreline, wetlands and woodlands as well as its lakes, streams and groundwater. I I I I I I I I Using the Mitchell Creek study as a model, develop and implement practical and workable standards for impervious cover and natural feature protection to be applied on a watershed basis. OBJECTIVES: a. Inventory potential financial resources to support the preservation of features. b. Develop and implement an on-going program to inform and educate residents, businesses and government pertaining to the value of natural feature preservation and protection. c. Foster and encourage grass-roots efforts to implement natural feature preservation and protection act1v1t1es, such as open space easements and development rights donations to conservancies. Grand Traverse County 85 Master Plan �•II GOALS AND OBJECTIVES II d. Establish a program that promotes and demonstrates low-input, sustainable landscaping practices to residential riparians. Such practices may include emphasis on the use of native vegetation and natural fertilization techniques. •I e. II 3. The natural resource-based industries of the County, such as agriculture, recreation, forestry and mining, will sustain and strengthen those resources while maintaining healthy and viable economic enterprises. I I OBJECTIVES: a. Work with the Federal and State Legislature and other communities seeking to preserve large tracts of undeveloped lands to consider and adopt equitable and effective land division standards in accord with rational development goals. I I b. Develop and implement an on-going education program on the importance of efforts to preserve non-fragmented parcels to support resource-based industries. c. I I I I I I - Help local governmental units to develop approaches to regulating innovative value-added agriculture enterprises (agritourism, processing, wine tasting, etc.) in a manner that will allow farm owners to enhance net farm income while maintaining the attractive rural character of the community. 4. The manufacturing and processing operations of local businesses will be characterized by sustainable practices intended to protect and preserve natural features. O BJECTIVES: a. Develop and promote the implementation of programs of raw material and industrial by-product resource recovery in conjunction with the Traverse Bay Economic Development Corporation. b. Promote the implementation of business attraction programs that target industries and businesses that employ sustainable manufacturing practices. I I Develop and implement an on-going program to inform and educate residents and homeowners on the need for property septic tank drainfield inspection and maintenance. Grand Traverse County 86 Master Plan �I I I GOALS AND OBJECTIVES B. TRAFFIC AND TRANSPORTATION 1. A safe and efficient system of roadways and public transportation will serve the citizens of the County, providing effective linkages with non-motorized facilities and between and among neighborhoods, shopping and employment areas. OBJECTIVES: a. Expand and strengthen the role of the Master Plan and Planning Commission in reviewing and approving road plans, roadway funding priorities and new development that impacts roadway capacity. b. Explore impact fees to offset the public costs for new infrastructure resulting from new development. c. Develop programs and policies to encourage new and in-fill development that can be served by existing roads with available capacity. 2. Transportation facilities for pedestrians, bicyclists and other modes of non-motorized transit will enable residents to commute to jobs, shopping and for recreation in a safe and convenient manner. I I I I I I I OBJECTIVES: a. Update the County non-motorized plan to address current conditions and the objectives of the Master Plan. b. Develop standards to require non-motorized connections and walkable designs in all new development. c. Develop and implement an on-going program to inform and educate residents, businesses and government of the benefits of non-motorized modes of transportation. 3. The residents and business of Grand Traverse County will enjoy efficient and effective air, surface, rail and marine connections to regional markets and population centers. OBJECTIVES: I a. Work with the Regional Airport Commission to develop and implement a program to improve and expand commercial air service to the Grand Traverse Area. Grand Traverse County 87 Master Plan �I I I I I I I I GOALS AND OBJECTIVES b. Work with railroads and shipping interests to expand freight and passenger service to the community. c. Develop and promote the implementation of plans to facilitate the rail consolidation goals of the Traverse City Area Chamber of Commerce in accord with the goals and objectives of the Master Plan. d. Adopt and implement programs to increase public awareness of the advantages of Great Lakes shipping and activities related to tourism within the County. 4. Transportation elements will be discretely designed to compliment and support natural features, land uses and human activities and to function efficiently. OBJECTIVES: a. I I I Develop and implement design guidelines to improve roadway screening from areas of human activity. b. Develop and implement programs to foster the use of access management techniques in local site plan review. c. I I I I Implement programs to proactively plan and encourage the completion of transportation improvements guided by the future land use and growth management plan of the County Master Plan. C. UTILITIES AND INFRASTRUCTURE. 1. Grand Traverse County will be served with abundant clean water, power, fuel and communication linkages to support the requirements of a vibrant and active community. OBJECTIVES: a. Prepare a short- and long-term projection of water, power, fuel and communication needs of the community and an evaluation of existing and projected capacities to meet those needs. b. Develop and implement programs I I I I to assure abundant services. 2. Wastewater and storm water treatment and solid waste management will serve the broader land use goals of the community through resource recovery and natural feature protection techniques. Grand Traverse County 88 Master Plan �--------- II GOALS AND OBJECTIVES I II I I I I I I I I I I I I I I I OBJECTIVES: a. Support the implementation of programs related to solid waste resource recovery. b. Develop and promote the implementation of stonn water pollution prevention initiatives on a watershed basis. 3. Utility services will be extended strategically to encourage growth and development that is consistent with local and county land use goals and objectives. OBJECTIVES: a. Develop programs and policies to encourage new development that can be served by existing utility systems with available capacity. b . Develop programs and policies to discourage new development that fosters the premature extension of utilities contrary to land use policies. D. PLANNING AND REGIONAL COOPERATION. 1. Grand Traverse County will play a leadership role with the State of Michigan in promoting regional cooperation and mutual support between and among the communities and school districts of Northwest lower Michigan to strengthen the entire region. O BJECTIVES: a. Support and encourage an overall general development plan for the NWMCOG area that strengthens and solidifies the respective roles of all communities. b. Complete and publish an analysis of institutional and legislative obstacles to effective regional cooperation within the five-county region including Grand Traverse, Leelanau, Benzie, Wexford, Kalkaska and Antrim Counties. 2. The County will provide leadership to facilitate the development and implementation of effective programs to encourage growth and in-fill development in areas that have the capacity in public facilities and services to support and accommodate such growth. Grand Traverse County 89 Master Plan �I I I I I I I I GOALS AND OBJECTIVES OBJECTIVES: a. Refine and institutionalize the growth management levels expressed in the County Master Plan, both around the urban areas of the County and in the vicinity of villages and hamlets in the rural portions of the community. b. Develop, support and encourage programs that provide incentives to development within the growth boundaries of the County and disincentives for growth outside those boundaries. E. AGRICULTURE AND RURAL PRESERVATION. 1. Grand Traverse County will include vibrant rural communities surrounded by healthy and sustainable agricultural enterprises. OBJECTIVES: a. Working with the various agricultural interests, develop and promote implementation of a strategic plan for the support of agricultural operations in the County. I I b. Strengthen and enhance the emerging village hamlets within the growth boundaries of the implement programs to purchase and transfer rights to preserve open lands and agriculture and centers from urban sprawl. I I I centers and County, and development protect those 2. Areas of the County important to resource-based industries, such as agriculture, recreation, forestry and mining, will be protected from conflicting land uses and preserved in large, non-fragmented parcels appropriate for those uses. OBJECTIVES: I I I I I I a. Develop and implement zoning, land division and land use standards to preserve appropriate land areas for resource-based industries. b. Develop and implement an on-going program to educate the public on the importance of resource-based industries in the region. c. Complete a study of the feasibility of a County-wide program for purchase and transfer of development rights. cl. If feasible, establish a County-wide PDR and TDR program, establish a County Farmland Preservation Board and educate Grand Traverse County 90 Master Plan �I I I I I I I I I I I I I I I I I I GOALS AND OBJECTIVES farmers on the benefits of participating in a PDR/TDR program. F. NEIGHBORHOODS AND HOUSING. 1. Grand Traverse County will offer a variety of environments to serve all residents with attractive, efficient and affordable homes located in safe and quiet urban neighborhoods, villages and hamlets and in rural areas. Residential areas will be located in harmony with the area's natural features and arranged to promote social interaction among neighbors. OBJECTIVES: a. Work with and support the Affordable Housing Task Force to develop and implement programs of incentives to achieve mixed use developments including affordable housing within all areas of the community. b. Strengthen and enhance the emerging village centers and hamlets within the growth boundaries of the County and implement programs to purchase and transfer development rights to preserve open lands and agriculture and protect those centers from urban sprawl. c. Develop model regulations and ordinances to regulate low-intensity home-based businesses that strengthen communities and reduce the demand on transportation systems while maintaining the attractive residential character of the County's neighborhoods. Photo courtesy of Walkable Communities, Inc. G. COMMUNITY SERVICES AND INSTITUTIONS. 1. The citizens of Grand Traverse County will enjoy and support the finest quality services delivered efficiently and effectively. OBJECTIVES: a. Develop and promote the implementation of strategic plans for all public services in the County in support of the overall goals and objectives of the Master Plan. b. Maintain an on-going communication program with the citizens of the County to enhance public understanding of and support for the financial requirements of quality public services. Grand Traverse County 91 Master Plan �I I I I I I I I I I I I I I I GOALS AND OB]ECTNES H. RECREATION. 1. Recreational opportunities in Grand Traverse County will be located in proximity to population centers and include a diverse range of outdoor and indoor activities that further the physical and mental well-being of residents and visitors. OBJECTIVES: Support the County Parks Commission as it continues to refine, maintain and implement a parks and recreation plan that supports the Master Plan. 2. Outdoor recreational facilities will be located m harmony with the area's natural features and designed to promote effective stewardship of those resources and the area's wildlife. OBJECTIVES: a. Develop and promulgate advisory guidelines for public and private recreational activities outlining sustainable recreational activities to maintain and enhance natural resources while promoting the use of those resources. b . Provide support for and encourage local units to adopt master plans and zoning that protect the integrity of the State forest lands in the vicinity of population centers. I. ECON OMIC DEVELOPMENT. 1. The vitality of Grand Traverse County will be assured through the growth of existing businesses and the addition of new business resulting in a diverse local economy balanced with an expanding population. O BJECTIVES: a. Complete a targeted industries analysis in cooperation with the Traverse Bay Economic Development Corporation to identify desirable industries that are underrepresented in the local economy and mechanisms to attract them to the County. I I I I Grand Traverse County 92 Master Plan �I I I I I GOALS AND OBJECTIVES b. Support the efforts of the Traverse Bay Economic Development Corporation to implement a business attraction program that targets industries and businesses that employ sustainable manufacturing practices and those identified in the targeted industries analysis. c. I I 2. Land use patterns and infrastructure in the County will promote a range of quality employment opportunities and clean and desirable job-producing development. I I I I I OBJECTIVES: a. Implement an on-going program to coordinate zoning and development policies with the evolving requirements for clean and desirable job-producing development. b. Prepare a short- and long-term projection of water, power, fuel and communication needs of the community and an evaluation of existing and projected capacities to meet those needs. c. I I I Develop model regulations and ordinances to regulate lowintensity home based businesses that strengthen communities and reduce the demand on transportation systems while maintaining the attractive residential character of the County's neighborhoods. J. QUALI1YOFLIFE 1. Recognizing that the growth of the area is inevitable and potentially desirable, Grand Traverse County will accommodate growth while maintaining and strengthening the qualities that make the community attractive. Such qualities include a friendly and inclusive social climate, a relaxed and casual pace of life, unspoiled natural resources, a commitment to strengthen families and a willingness to cooperate to achieve common ends. I I I I In cooperation with the Traverse Bay Economic Development Corporation, develop and implement expanded business retention activities intended to support and strengthen a diverse and vibrant local economy. OBJECTIVES: a. Grand Traverse County Develop and implement a program to educate and inform the community of the challenges and opportunities that face the community. 93 Master Plan �I I I I I GOALS AND OBJECTIVES b. Support the work of the Leadership Grand Traverse program to recruit and orient the future leadership of the community and to foster a broadly-held appreciation for the essential characteristics of the community. I I I I I I I I I I I I I I Grand Traverse County 94 Master Plan �I I I I I I I I I GROWfH MANAGEMENT LEVELS CHAPTER 11. GROWTH MANAGEMENT LEVELS The Grand Traverse County Master Plan conceives of the community developing in accord with a policy of growth management. It assumes that each local jurisdiction will need to cooperate in the effort to effectively manage growth within its boundaries in accord with a broad County-wide strategy and in keeping with local objectives. It is critically important that there be a solid consensus about the needforsomelevelof growth management in the County. This strategy outlined in this Plan, as reflected in Map 12, envisions a set of policies intended to encourage the growth of "village centers" in such places as Kingsley, Fife Lake, Williamsburg, Mapleton, Karlin, Summit City and Interlachen. These villages should be encouraged to develop as smaller, self-contained communities with a broad range of economic and social amenities. In addition, green areas formed by open lands, agricultural uses and/ or forests should be used to provide buffers that will enable these centers to retain their separate identities. I I I I I I I I I I Map 11 reflects the growth management levels as defined in the 1996 Plan, and Map 12 illustrates an adjusted growth management strategy based on the work to create this Plan. A comparison of these plans reveals many similarities, but certain adjustments have been made based on the analysis completed in the current planning process. However, the fundamental tenets of Focus 2020 - A County Master Plan have been preserved. The County Planning Commission is in an ideal position to provide the policy leadership to build and maintain that consensus. Grand Traverse County It is clear that the edges of urbanized development in Grand Traverse County will need to expand. Modest increases in density (i.e., 1 to 1.5 units per acre) will be needed in some communities while planned densities within the City of Traverse City need not be increased. These shifts in development patterns can occur through a set of coordinated public policies. They will be effective, however, only if supported by the entire community, including those that may see greater short-term economic gain in sprawl. Therefore, it is critically important that there be a solid consensus about the need for some level of growth management in the County and public support for the regulatory and financial commitments needed to carry it out. The County Planning Commission is in an ideal position to provide the policy leadership to build and maintain that consensus. 96 Master Plan �I I I I I I I I I GROWTH MANAGEMENT LEVELS It is important that citizens understand the costs of the business-asusual path. In addition to the relatively obvious expenses associated with the extension of utility systems and roads and the construction of schools farther from the core, are the corollary costs of comparable facilities going underutilized in the core. In addition, costs to the private sector and to individual families are higher, as well. Increased time spent commuting from home to work, or to school or shopping consumes fuel and time that could be spent for more productive or enjoyable activities. The economic segregation that occurs in a sprawling community has both social and public policy costs which are more difficult to quantify as are the less tangible costs of a declining quality of life. A FRAMEWORK FOR GROWTI-I MANAGEMENT The growth management strategy set forth in this Master Plan is based on five distinct and yet supportive levels of growth management policies. Each is intended to set standards and growth objectives for progressively more intense development. It is recognized that this Plan can only provide guidance for growth management in each city, village or township. I I I I I I I I I I Role of Local Government ... local land use regulation in each growth management area must be reflective of the character and objectives of the local jurisdiction The specific nature of local land use regulation in each growth management area must be reflective of the character and objectives of the local jurisdiction. However, the pressures of growth and development that each jurisdiction will face will require a coordinated and managed approach if the County is to avoid the pattern of wasteful urban sprawl that has afflicted most growing areas. Therefore, the following paragraphs are intended to provide local Planning Commissions with a uniform and coordinated framework for locallyspecific land use regulation. In each instance, the overall objectives of the growth management policies are outlined and associated with the goal statements adopted by the Planning Commission as a part of the planning process. Certainly, it will take many years to realize the vision contemplated by this growth management framework. However, with the framework in place, each local land use decision will become an important part of that emerging vision. Grand Traverse County 99 Master Plan �I I I I I I I I I GROWTH MANAGEMENT LEVELS Population Growth The proposed Growth Management Map (Map 12) provides area for population growth within the County that is expected to be sufficient well into the future. As indicated below, with the approximate densities proposed, the population of the County may grow to more than 200,000 persons - or by more than 150%, without encouraging further expansion into sensitive areas. This assumes the implementation of policies to guide growth to areas that are suitable for growth. Essentially level 4 and 5 areas as defined below should have the ability to accommodate virtually all of that project growth at densities that are not significantly greater than currently in place. Therefore, the fundamental message of this plan may be that with this change, the County has planned areas for growth that should carry it virtually through the 21 st Century without further expansion of its urban and urbanizing land use areas. DESCRIPTION OF PROPOSED GROWfH MANAGEMENT LEVELS I I I I I I I I I I Growth Management Level 1. Sensitive Environmental Areas The purpose of policies directed at Level 1 areas is the preservation of lands that may be protected by environmental regulations or lands that are worthy of preservation because they are important to the natural character of Grand Traverse County. These are areas of the County which include important natural features such as wetlands, coastal zones and floodplains and other areas that are felt to be essential to the local natural character. The foundation of the Level 1 policies was established by the Planning Commission with the support of the Planning Advisory Council and Citizens Resource Council in the goal-setting process completed for the 1996 Plan. These policies are reaffirmed in the current Plan: Grand Traverse County will have clean air and water resources and significant areas of open space, shoreline, wetlands and woodlands to provide natural wildlife habitat and to ensure that current and future generations will enjoy the benefits of the natural features of the area. The community's commitment to its natural features will be reflected iJ1 eHective measures to preserve, enhance and Grand Traverse County 102 Master Plan �• • • • • • • • • • • • • • • • • • GROWTH MANAGEMENT LEVELS improve its open space, shoreline, wetlands and woodlands as well as its lakes, streams and groundwater. Map 2 reflects those areas of the County where environmental regulations are in effect - primarily floodplain and wetland regulations. In addition, certain other areas that require sensitive treatment are also identified. These include smaller areas of wetlands, stream corridors, important woodlands and some viewsheds. Since the 1996 Plan, local jurisdictions were offered the opportunity to designate additional areas for inclusion in Level 1, but no such areas were suggested . While preservation of natural areas is the ultimate objective of Level 1 policies, it must be recognized that - short of public acquisition of the lands in the area - property owners have rights that must be respected . Therefore, land use policies in Level 1 areas may also encourage integration of development and natural features, to the extent possible, without significantly degrading the resource. As a general standard, this Plan suggests that overall residential densities in Level 1 areas be limited to a range of one unit per 100 acres to 150 acres. There are approximately 34,600 acres in the currently designated Level 1 areas . Assuming an average density of one unit in 125 acres, the total population in Level l areas should be less than 1,000 persons, based on an average household size of 2.5 persons . Growth Management Level 2. Rural Preservation Areas The purpose of policies directed at lands designated in Level 2 is to support local communities in their efforts to maintain their rural character while enabling some agricultural and forestry operations, where conditions are favorable. Included in the Level 2 designation are undeveloped rural lands that are generally not classified as "prime" or "unique" farmlands and which do not generally include important regulated features like wetlands or stream corridors. Also included in the Level 2 classification are State-owned lands within the Pere Marquette State Forest. Privately-owned properties in the Level 2 classification may be significantly threatened by development pressures if they have good access or views, since there are few other competing uses for these lands currently. Grand Traverse County 103 Master Plan �• • • • • • • • GROWTH MANAGEMENT LEVELS Many properties in Level 2 areas may have some farming or forestry activity or they may simply be left in a natural and unattended state in anticipation of a more intense use later on. This is appropriate, but policies directed at Level 2 properties must be structured to continue this status through the planning horizon of this Master Plan. In some instances, development proposals for Level 2 properties may support other objectives in the Plan and these should be given serious consideration depending on the overall effect on the properties and the degree to which the project advances the County's growth management strategy . The policy foundation for Level 2 policies was initially established with the goal setting efforts of the Planning Commission and others in the completion of the Focus 2020 Plan in 1996. This is carried forward in the current Plan: • • Areas of the County important to resource-based industries, such as agriculture, recreation, forestry and mining, will he protected from con.iicting land uses and preserved in large, non-fragmented parcels appropriate for those uses. • • • • • •II I While protection of rural areas is the ultimate objective of Level 2 policies, it must be recognized that - short of public acquisition of the lands in the area - property owners have rights that must be respected . Therefore, land use policies in Level 2 areas may also encourage integration of development and natural features, to the extent possible, without significantly degrading the resource. As a standard, this Plan suggests that communities seek to limit residential densities to between 1 unit per 40 acres and 1 unit per 100 acres in Level 2 areas, except in those locations where effective clustering is proposed. To the greatest extent possible, the fragmentation of Level 2 parcels should be avoided to retain the flexibility for those lands to move either into agricultural or more intense land uses in the future. There are approximately 117,760 acres in the currently designated Level 2 areas. Using a standard of 1 unit to 40 acres (the midpoint of the above range) and excepting potential cluster development, the total population in Level 2 areas should be about 4,200 persons, based on an average household size of 2.5 persons. Grand Traverse County 104 Master Plan �• • • GROWTH MANAGEMENT LEVELS Growth Management Level 3. Agricultural Areas The purpose of policies directed at lands designated in Level 3 is to support the local agricultural industries, including orchards, dairy, field crops and similar operations. Included in the Level 3 classification are those lands in active agricultural operation and designated as "prime," or "unique" farmlands as well as many lands enrolled in the Farmlands Preservation program (P.A. 116). The areas reflected within the Level 3 designation parallel those identified in the 1996 Plan and were based on designated prime and unique farmlands and properties enrolled in the P.A. 116 Farmlands Preservation Act program. In addition, a portion of Acme Township has been added to the Level 3 designation, based on local input. • • • • • • • However, a comparison of Maps 11 and 12 reveals that much agricultural land has been excluded from the Level 3 designation. This is especially true in Long Lake, East Bay, Peninsula and Garfield Townships. Based on a realistic assessment of the probable growth in the County, it is likely that significant areas of otherwise useable farmland will become more intensely developed over the next twenty-five years. Level 3 policies must encourage and enable continued agricultural activities. However, they must also permit some limited development which does not preclude agricultural activities on the land or m its v1cm1ty, either concurrently or in the future. Agriculture located in Level 3 areas should be viewed as an important part of the County's economy, not merely as a marginal land use for properties that will later be developed. This perspective requires the support of local government, the development community and, most importantly, the land owner. Many farmers see their land as a source of retirement income and, as development encroaches into agricultural areas, rising assessments, complaints about dust and odors, and weak markets for agricultural products often accelerate the decision to "sell the farm ." Level 3 policies must be sensitive to this economic reality and offer the land owner the ability to continue agricultural operations without severe restrictions on property rights. It will be a difficult balance to achieve. II I II Grand Traverse County 105 Master Plan �•I GROWTH MANAGEMENT LEVELS This Plan recommends that overall densities in Level 3 areas be limited to between 1 unit to forty acres and 1 unit to 100 acres, except where effective clustering is proposed. The Level 3 designation includes about 70,800 acres. Based on this standard, total population in Level 3 should be about 4,500 persons, assuming an average of 2.5 persons per household, 1 unit per 40 acres, and · excepting potential cluster development. • • • •II The preservation of agriculture as a viable part of the Grand Traverse County lifestyle has been a fundamental tenet of the planning process. The current goal-setting activity reflects this priority with several longterm goal statements, for example: The natural resource-based industries of the County, such as agriculture, recreation, forestry and mining, will sustain and strengthen those resources while maintaining healthy and viable economic enterprises. Grand Traverse County wiD include vibrant rural communities surrounded by healthy and sustainable agricultural enterprises. I -I Growth Management Level 4. Urban Influence Areas Urban influence areas either are experiencing the effects of nearby growth currently or can expect those effects within the planning timeframe of this Plan. Essentially, these are lands in a state of change. Portions may remain in a relatively undisturbed rural state but, given growth patterns and trends, could shift to more intense development characteristics over the next twenty-five years. The intent of policies directed at lands in the urban influence designation is the rational and sequential shift to more intense levels of development activity while maintaining an aesthetically attractive environment and convenient quality of life. The boundaries of the Level 4 areas are meant to be interpreted as somewhat indistinct. Certainly local jurisdictions are much better positioned to determine tl1e status of particular parcels and, from a County-wide perspective, the actual boundary of the designation is less important than the consistent application of appropriate policies to the areas designated. In other words, with consistent treatment of urban influence areas from one jurisdiction to the next, the overall development patterns of the County will be more rational and efficient than the "leapfrog" patterns that typically accompany urban sprawl. I I I ~ Grand Traverse County 106 Master Plan �I I GROWTH MANAGEMENT LEVELS • • In Level 4 areas, a range of densities is suggested from one unit on three acres on the least dense end of the range to two units per acre on the more dense end of the range. Level 4 areas account for about 34,000 acres. Assuming about 75% of the land area may ultimately be utilized for residential development, and using a median overall density for Level 4 areas of 1.2 units per acre, the total population in Level 4 can grow to about 76,500 persons, based on 2.5 persons per household. Many of the goals developed by the Planning Commission, both in 1996 and with the current Plan update, directly support the Level 4 policies: Utility services will be extended strategically to encourage growth and development that is consistent with local and County land use goals and objectives. Grand Traverse County will oHer a variety of environments to serve all residents with attractive, eHicient and aHordable homes located in safe and quiet urban neighborhoods, villages and hamlets and in rural areas. Residential areas will be located in harmony with the area's natural features and arranged to promote social interaction among neighbors. I I I I I Recognizing that the growth of the area is inevitable and potentially desirable, Grand Traverse County will accommodate growth while maintaining and strengthening the qualities that make the community attractive. Such qualities include a friendly and inclusive social climate, a relaxed and casual pace of life, unspoiled natural resources, a commitment to strengthen families and a willingness to cooperate to achieve common ends. As indicated in Map 12, the Level 4 designation extends the "developed" portions of the County outward into most of Long Lake Township, the remaining undeveloped portions of Garfield Township, the forest lakes area of East Bay Township, the shoreline areas of Grand Traverse County 107 Master Plan �• • • • •II -I GROWTH MANAGEMENT LEVELS Among the objectives of Level 4 policies must be a set of techniques to assure that the aesthetics and quality of new development are on a par with the natural features of the region. Peninsula Township and much of the northern half of Green Lake Township. In addition, expanded "village centers" are embedded in otherwise Level 2 and 3 areas at Interlachen, Kingsley, Fife Lake, Williamsburg, Mapleton, Karlin and Summit City. Development policies within Level 4 areas must include careful consideration of the implications of each new project, site plan, re-zoning and variance request. Appropriate uses in Level 4 areas will extend across the full range - from agriculture to regional commercial developments. As development proceeds and as public facilities permit, communities may expect less intense land uses to gradually shift to higher levels of development. New developments may include traditional residential sub-divisions, clustered residential (or open space preservation development), neighborhood commercial land uses and some regional commercial and industrial uses where public facilities are appropriate. Among the objectives of Level 4 policies must be a set of techniques to assure that the aesthetics and quality of new development are on a par with the natural features of the region. Communities facing sprawling growth are developing innovative methodologies to cope with the effects of growth while minimizing sprawl. Such approaches as clustered development to preserve open areas, the establishment of compact village centers, open space development design and mixed use developments all seek to retain significant open and natural areas while creating human-scale, aesthetically pleasing and highly functional communities. It is in the Level 4 areas where these innovative techniques will be most appropriate. I Growth Management Level 5. Urban Areas The urban areas of the County are those that are typically thought of as fully developed and those emerging areas that will be fully developed within twenty-five years. These are areas that are, or will soon be, served with public water and wastewater utilities, fully-improved roads and public services. Level 5 areas include Traverse City, as well as most of Garfield Township and parts of Blair, East Bay, Peninsula and Acme Townships. In addition, small urbanized village centers are found at Fife Lake, Kingsley, and Interlachen; and other centers are emerging elsewhere. The objective of growth management policies applicable to urban areas is the efficient and responsible utilization of lands to support the economic, cultural and social needs of the citizens of the County. I I I Grand Traverse County 108 Master Plan �• GROWfH MANAGEMENT LEVELS Appropriate development policies for Level 5 area should be directed at expanding development and redevelopment opportunities, while advancing aesthetic and high quality uses. Some parts of the Level 5 areas may be able to sustain highly dense development; while in other parts, less dense development is still appropriate. Therefore, a density target covering a broad range is suggested - from ten units per acre at the most dense end of the spectrum to one unit per 1.5 acres at the least. This standard also serves to create some overlap between Levels 4 and 5. Total land area in the Level 5 designation is about 39,800 acres. Assuming about 50% of the land area may ultimately be utilized for residential purposes, and using a median overall density of about 2.5 units per acre, Level 5 can sustain a population of over 120,000, based on average household size of 2.5 persons. I 11 Several of the stated goals of the Planning Commission, Planning Advisory Council and Community Resources Council adopted in 1996 support the land use policies directed at urban areas. In addition, with the update of the Master Plan completed in 2002, these additional policy statements have been adopted: The vimlity of Grand Traverse County will be assured through the growth of existing businesses and the addition of new business resulting in a diverse local economy balanced with an expanding population. A safe and efficient system of roadways and public transportation will serve the citizens of the County, providing eHective linkages with non-motorized facilities and between and among neighborhoods, shopping and employment areas. The County will provide leadership to facilitate the development and implementation of eHective programs to encourage growth and in-fill development in areas that have the capacity in public facilities and services to support and accommodate such growth. I I This Plan projects that about 73,000 persons, or about 78% of the County's population, will reside in Traverse City, Garfield, Long Lake, Grand Traverse County 109 Master Plan �GROWTH MANAGEMENT LEVELS Blair, East Bay, Peninsula and Acme Townships by the year 2020 with more than half living in the Level 5 areas. If the County's approach to the Level 5 areas is successful, these areas will continue to be the economic heart of the County. In addition to economic viability, however, policies directed at urban areas must also foster a stronger overall community and encourage the efficient reuse of previously developed sites. Finally, land use policies in all areas, but especially in Level 5 areas, must also advance the overall aesthetic, human scale environment for the benefit of residents and visitors to the area. ~ -Ill I I -I I I I - Grand Traverse County 110 Master Plan �IMPLEMENTATION STRATEGIES CHAPTER 12. IMPLEMENTATION STRATEGIES The success of this County Master Plan will depend on the creativity, energy and dedication of the officials and citizens of Grand Traverse County. While the vision for the future has been carefully prepared, it is, at best, only a rough approximation of the reality all residents desire. Making the Plan "real" requires the specific efforts of numerous agencies, businesses and individuals. I I I I I I I I I In essence these strategies become the community's work plan to achieve the vision. Grand Traverse County The final step in the completion of a master plan is the establishment of specific strategies to implement it. These include the details on what needs to be done, by whom, when and with what resources. In essence, these strategies become the community's work plan to achieve the vision. The preparation of implementation strategies for this County Master Plan has been deferred until a revised County planning structure is in place. In the interim, the implementation strategies found in the 1996 Plan continue to support the growth management goals of this plan and will serve to maintain momentum until this Plan can be amended to incorporate this final critical element. 112 Master Plan �-II II BIBLIOGRAPHY BIBLIOGRAPHY The following texts, websites, articles and official reports were consulted in the compilation of this Community Profile Report. I I I I I I I I I I I I I I 1000 Friends of Florida, Greenways Project Website, June 2002. Airnav.com Center for Livable Communities, Streets and Sidewalks, People and Cars April 2000. Community Opinion Survey Report, Grand Traverse County prepared by Williams & Works, July 2001. Federal Emergency Management Website, July 2002. Focus 2020 - The Future of Grand Traverse County Gourdie/Frasier & Associates, Inc., Sewer Facility Alternatives for Forest Lakes Area of East Bay Township, June 1997. Grand Traverse Area Genealogical Society website, July 2002. Grand Traverse Bay Region Development Guidebook, Traverse City Area Chamber of Commerce, prepared by the Planning and Zoning Center; April 1995. Grand Traverse County Board of Commissioners and Grand Traverse County Planning Commission Joint Meeting Minutes, October 16, 1996. Grand Traverse County Equalization Department, 2000 Equalization Report, April 18, 2000. Grand Traverse County Website, July 2001. Grand Traverse County, Comprehensive Recreation Development Plan, A Plan for 1997-2001, completed in 1997. Hydrology and Land Use in Grand Traverse County, US Geological Survey Water Resources Investigation Report 90-4122, 1990. h Institute of Traffic Engineers, Trip Generation, 5' Edition, 1991 Land Protection Survey, Grant Traverse Parks and Recreation Commission and Grand Traverse Regional Land Conservancy. Land Use/Land Cover Changes Detection Analysis for Grand Grand Traverse County 114 Master Plan �I I BIBLIOGRAPHY I I I I I I I I I I I I I I I I Traverse County, 301 LLC, October 10, 2000. Lindeburg, Michael, R., P.E., CiviL Engineering Reference Manual, 1989. Michigan County Element Lists, Michigan Natural Features Inventory: March 2001. Michigan Department of Management and Budget, Office of the State Demographer, January, 1996 Michigan Department of Natural Resources, Michigan Resource Inventory Act, 1979 PA 204. Michigan Department of Transportation Website, July 2002. Michigan Information Center State Demographer Office Michigan State Housing Development Authority Website, August 2002. Mitchell Creek Watershed Implementation Study, Grand Traverse County, Michigan; July 1994. Mitchell Creek Watershed Protection Strategy, Grand Traverse County, Michigan; February 1995. National Flood Insurance Act of 1968 (Public Law 90-448) as amended and by the Flood Disaster Protection Act of 1973 (Public Law 93-234) as amended, and any supplemental changes to such rules and regulations. National Ocean and Atmospheric Administration Website, National Climate Data Center, 2001. Office of Labor Market Information, Michigan Department of Labor Resource Management Plan for the Pere Marquette State Forest, Michigan Department of Natural Resources, February 1994. State of Michigan Annual Schools Report, July 2001. Stone, Mark. Mitchell Creek Watershed Landowner's Handbook; Fen's Rim Publications. TC-TALUS Long Range Transportation Land Use Plan, July 1995. The Resource Book for the Focus 2020 Futuring Sessions, Williams & Works, 1995. Thomas, Holly L. The Economic Benefits of Land Conservation, Planning & Zoning News, January, 1993. Traverse City Area Chamber of Commerce, Grand Traverse Business, August 2000 Grand Traverse County 115 Master Plan �-I BIBLIOGRAPHY I I Traverse City Parks and Recreation Plan. Traverse City Public Schools Website, July 2002. Traverse City Record-Eagle, Page lB, July 24, 2001 United States Bureau of the Census Website, July 2002. I I I I I I I I I I I US Environmental Protection Agency Website, July 2002. Vanengen, Allison; "Trust Fund Dollars at Work: Grants help protect water, woods, wildlife at Maple Bay Farm", Traverse City Record Eagle, July 1, 2002. Williams & Works in conjunction with Grand Traverse County staff, Grand Traverse County, A Current Assessment Report, August 1, 2001. Photography: In addition to the photo sources indicated in the text, we gratefully acknowledge the contributions of the Traverse City Record Eagle, Walkable Communities, Inc., Long Lake Township and Grand Traverse County. Certain other photos used herein from Williams & Works files. I I I - Grand Traverse County 116 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 Grand-Traverse-County_Comprehensive-Plan_2002 Creator An entity primarily responsible for making the resource Grand Traverse County Planning Commission, Grand Traverse County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2002-12 Title A name given to the resource Grand Traverse County Comprehensive Plan Description An account of the resource The Grand Traverse County Comprehensive Plan was prepared by the Grand Traverse County Planning Commission with assistance from planning consultants Williams & Works in December 2002. Contributor An entity responsible for making contributions to the resource Williams & Works (consultant) Subject The topic of the resource Comprehensive plan publications Grand Traverse 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/273641f90cdbbc887a7be5a58d642636.pdf 08c6a81347e8c846b48614a17ef1f6f4 PDF Text Text ,,.-, . ~ . _- ; , •• , " •,_, ,~ • j -~ ; .-- ,c ';; ,<· : ·/ \'\ ~: . ·,: . .· •.· . "!> ' ·, t • �November 14, 2002 Dear Commissioners and Citizens of Grand Rapids, It is with great pleasure that I present this new Master Plan for the City of Grand Rapids. The Plan will be used as a general guide for the future development of land within the city for many years to come. The Plan is the product of extensive community participation over the last two years. Never before has the City of Grand Rapids had such an inclusive and participatory process to guide its decision-making. The contributions of every citizen that participated in Plan Grand Rapids can be seen in the following pages. A special thank you is extended to the Master Plan Committee, a group of 31 citizens who volunteered their time to guide the planning process, for their diligence and hard work. Contained within are visions of great neighborhoods, vital business districts, a strong economy, balanced transportation, a city that enriches our lives and is in balance with nature, and partnerships that will help us reach our desired goals. Grand Rapids will be a community of choice for all people, our businesses will be successful and our streets walkable, bikeable and transit-oriented. I hope that you read this Plan with great enthusiasm and find that it speaks to the issues you've told us were most critical. i City Planning Commission • Page i • Plan Grand Rapids �Planning Commission , Resolution of Adoption City Commission , Resolution of Acceptance RESOLUTION CITY OF GRAND RAPIDS PLANNING COMMISSION MASTER PLAN AND FUTURE LANO USE MAP, 2002 WHEREAS a Master Plan Committee was appointed to oversee the preparation of a new Master Plan and Future land Use Map for the City of Grand Rapids, and to Planning Commission; conduct an extensive public involvement process on behalf of the City of Grand Rapids wing reso l uuon under f the rouo nd ved adoption o Master Plan • Jendrasiak, mo aratioo of a new roent process on prep public involve Rabaut. supported by Corn. intcd to ov ersee the extensive "70672 Com. ·uee was aPPo d to conduct an . Chamber • ....,.. -- - the Cons~~~;.: ~~s:: ~ds:;p1!::~'t:::f:~i::; Th Right Place Profpera:::,ei:o:;0~ ; : ; ~ ~, e Business Future !.,and Use City of Grand Rapt ·c1s partner<d witll . hborhood hip and otber vano "" .,_.':" •= c::.;...,... WHEREAS the City of Grand Rapids partnered with The Right Place Program, Frey Foundation, Chamber of Commerce, neighbomood and business associations, Grand Valley Metro Council, Grand Rapids Public Schools, Interurban Transit Partnership and other various organizations, agencies and individuals; ••- "" ,:';•,..,, ,._ WHERE~!;hood and h:tscbools, !nteru of comroerce;te~rand Rapids Pu rocess at more -~ "and revision h ut tlle Master pt~; fevelopment, revie •...... -:·..:-•,· " '"'"'" ""': :,":.,••• =• •·""' '""" .,~ ';:''"";',l,.., .., WHEJU!_ rorrnation gat e ball supercede a Classificauon . lvement and tn ' __ , Use Map s (l 998), Srreet . ,nvo Masler Plan; d Future ,_.,= ment Plan ek pubhc ftlle Plan an . Develop 2002 to se o WH.EREAS this:•:•:. Beltlin;~::~wn (1993); . on September 26, WHEREAS public input has been solicited throughout the Master Plan process at more than 250 public involvement and information gathering meetings to engage the community in the development, review and revision of the Master Pian; .. •.• ,._.~ ception of the 1::::uunity Plan for Voice WHEREAS the North East Beit/ine Joint Development Plan (1998), Street Classification Policy (1996) and Voices & Visions: Community Plan for Downtown (1993) shall continue to serve with the Master Pian and Future Land Use Map; - d a Public Heanng ' """""~ "'.,. - · . aster Plan on ' ,=... -:: tlle Planrung nd Future Lan fl oftlle City o an be forwar e WHEREAS h Master Plan a d tbe fmal dra .ds Master Pl regarding t e ,ission adopte f Grand Rapt ., ""''°' '";;" "" ., c,cy • 00 . , c-, Master Plan , _ , _ . .,••.., - p!':n wHEREA; and reeoromen . ororoission doesincluding ,ext, fi!d Rapids. November \~, 2:i, acceptance. OLVED that tlle c:t~aid Master tllc City ofGra Commission or RE BE IT RES 002 and declaresd \and use decis10 EREFO , robe< 2 ment an NOW ' TH dated Nove future develop Land Use Map . guide for and Future as tbe basic pohcy shall serve WHEREAS this Master Plan and Future land Use Map shall supercede all other earlier land use plans with the exception of those before mentioned; WHEREAS the Planning Commission held a Public Hearing on September 26, 2002 to seek public comments regarding the Master Plan and Future Land Use Map, NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby adopt the Master Pian and Future land Use Map dated November 2002 and dee/ares that said Master Pian including the text, figures and maps shall be a basic po/icy guide for !he future development of the City of Grand Rapids. BE IT FURTHER RESOLVED that the Planning Commission recommends that for the!heir 2002acceptance. Master Plan and Future Land Use Map be forwarded to the City Commission YEAS: 7 NAYS: 1 • CONSENT AGEN DA APPROVAL . of tllc City of of tllc City Comnuss,on transcnpt o f the acuon \Sa (JUe hat the foregomgheld December \Q ' 2002 l hereby cernfy \n pubhc sess1on Grand Rapids, M1ch1gan, • Page iii • Plan Grand Rapids �Acknowledgments • Page v • Plan Grand Rapids • Acknowledgments �David Abbott ~ryl Sue AbenJroth OanAbid Frank Abjssi Bi~hop William Ahncy Monique! Abney-Simmons Scrnii.:c Abro.se Gerald Ah:rhuis Ruth Albritten Heather Aldridge Ooui;i Alt:ski Bob & Berri Allen Dnvid Allen JB Allen Sonali Allen Les Allen Jr Shirle'y Allen-Little Markku Allison Rob & Mary Ann Alliston Da\.iJ Alvorez Frank & Renee Amo<lL·o Arv Anderson Ora Lean Anderson Dixie Anderson Aimee & Judy Anderson John Andcn.on Brad Ander,,on Thelma Anderson G Anderson Eric & Kaylyn AnJeNOn 13rett Ander-on f loward Andrcwt- Mary Angelo Piri;m Annahl~ Suzi Anthony Wil Antonidt!!i David Appel Bridget Apple Eva Aquirre Cooper Dennis Arbogast Becky Arnold Marian & Alidn Ai:noys Stan Arsulowicz Chuck ~cnc(l Abby Aten Sandi Aten Don Arkins.on M11rk Augustyn Nancy Ayres Keith & Gus Azz.o Chuck Haar Bill Baars Tod Bahick Virginia Bailey Arrhur Bailey Cynthia Bailey David Baines Claudia Bajcma Laury Baker Randy Baker Steve Baker Jim Raker Balwindcr Bal Geraldine Baldat,c~arre Shirley Balk Curt Balkema Rohen Ball Tiin Ball Jac4uline Barber-Rey Peter "'Bardolph John Barful)l; Glenn Barkan Robert & Rooemnry R1rne~ Stev(' Barne:. Marian Barrera Young Bill Barrerr Jarncs Barritt Dan Bands Jeff & T. Bnrtlett Rondi Barron ME Barwacz "fom Bastien Virginia Sato~ Joe Bauman Joan Baumgarr Mkhde Bay Tim Bayer Guy Bazzanl Charle. Beach Ddvenia Bea.~on Wa Beattie Tammy Bcckcring Mike Beckett Nancy Beckwith 0;:ivid Bee Joel & Mary Bt.-ek.e Oan Beelen Melanie Beelen Cami Beemink Richard & Catherine Belanger-NcdJo Tina Bclbot Roger Belknap Jackie Bell Rcbco:., Bell Ren Belnnan Src,·e Benner Cindy Bennett Sherrill Bennelt Curr A. Benson Richard Berends Jaylelynn Bergers Elisa Bergonzoni Linda Berkhof Amy Berkley Arlene Berry Shuley Berry Jackie Bess Ann Marie Bessette Byran Bestmm Lurry Beurken~ Ruth Bever Gertrude Bi.ills Angel Brcggs Shmm 8iel Harold Binder Kathy & Rich Blach ford Roberta Blackwell Bob & Norma Blanchard Su5an Bhi.nbma Berey Blase Ken Blessing Carhi Blinkhorn Williom Block Ron Block Jerry Blom Wayne Boatwright Ed BoJcnberg Barbara Boclenncr Jack llodema James Bodkins• Vice Provost Dnwn Boersma Nancy 80t.>se FrcJ Roggiano Shirk-y B~1lden Dick Belkowski Olive & Eli:abcch Bob, Roht.'rt Rolr Edword Bole &rh Boltinghouse Sill Rumbyk Anne Bond Emrich Joe Bono Lillie Bnuker Deh Booth John Sooy Jonet BorgJorff Ruth Borisra<l Deb Bose Boh & Marge Boss David Bosschcr Ann Bo._,,;chcr Carolyn So~sy Gren.:hen Bouwsma Sandra Bovee John Bowt:rs Andy Bowman Jt><· Jake Bowski Andrew Bux Rohert E. Bcl)-'CC Mynle Royle Robcrr Bnyt K.tthy Bracey Jonathan BratlforJ June Bradley Mike Brady Lee Braford Ingris Rram:h Johnny Brann Tim Br~cur Aimee Breuker Brian Brewer Sarah Brighr Paul Brinhrhoff Bob Bmcaro T.1ny:1 Bmck Stacey Aroersma EdJie Bro~.lb Emil)· Brook. Bob Brown John Brown Luvclla Brown Gary Brown LaDeidra Brown-Gais Valerie Browning Jeanine Bryanr Matthew Bubac.: Jack Bud,anan Judi Buchman Rebecca Buck Keith Buck John Buckley Tony & Dorothy Buczek Robert Rud~·nsk1 Melissa Budzym,ki Elaine Buege Mary Buikema Betty Buist Dick Bu lkowski Da,·c Bulkow:;ki Danielle Bult Tom Buhcn RuSi. & Ron.llJ Bumstead Tim Burch Agnes Burch An.lie Burger Laurence Bums Jeff Burns Jim Bums Frank Rurrell Shallon<la Bumm Jerome 1:-\urron Bettye Burton Barbara Bu~h Tom Bush Alice Bu~h(mt:: Scott Busse Bill & Becky Butcla Mike Butler Bob Butler Dirk Bunke Ron Ryer.. Bill 8\1 Rich.ird By\ Boh By\srrn John Byrne Mdvin B)Tnc Dorothy & V!me Calatonolli Kathryn Caliendo Doup: Calkins Nellie Callen James C:-impl"'t!ll Rosalinda Campo...., RicharJ Campn:-. Rob Cannesrrn Jamics Cannon Ste\'ell Cappadonic Manuel Cardiel Myrrle Care} Corrine Carey Scorr Can..>, Peter Carlb.:rg Robert Carin Seney & Kathleen Carh,on Srcve Carnes l lerb & Jeff C..1rpenrer Meli:isa Carpcnrer Elaine Carpcnrer Sean or Delila Carrij!an Marie Caner Darcy Darter Tom Cary Michael Car) David Cassard Mark Cassis Jo~eph Castillo L.i.iuca Ull>rle Francisa Cda Walt Ccpcla Gahrieb Cerriteno Jim Chambers Gloria Cham.Her Venecse. Chandler Charles & Ann Ch~nter Bob Chnpla Rick Chapla Thank You! The City of Grand Rapids gratefully acknowledges the thousands of citizens wbo participated in the process of updating their Master Plan. Kevan Chapma,, Tim Charbannnu Lyn<li Charles Scon Ch,we::r Susnn Chesiek Sanjay Chhnbra Dennis Childress Marti Child:; Anh Tu Choi Norman Chrbtophcr Bud Chrysler Bnh Chumuryn:.ki Jeffrq· Cipch: Michelle Clark Toni Clay Patrick Cht) O:wid & Jeanne- Clemo Michelle Cleveland Troy Clink Brian CloyJ Jim Coevcy Ru:--sell Cogar ~Venil1 Colemlln Pam Collier Barb Collins Debra Collins John Collins Frank Collins M i)?uel Colon James Connell John Conroy Dian l..onri Mkhael Conway • Page vii • EJdie Co{)k s{'.Otr Cool Barbara Cooley Rose Marie Coon Dan Cooper Scan B. Corby Peter Cordes Jim Courey Mike Cowdin Richard Craig Brian K. Crnig Bcrnkt Cm.mer Sylvia Cross TI\oma5 Crowley Sam Cummin~ Joan & FreJ Cunningham John C:a.chorski Jim Cumko David & Sharon Czamopys Paul Dnhlbcrg Mary Ann Dailey Sylvia Daining Terry & Chris Daisy Robert Dame Su5ie Damore Chico Danie.ls Guy Oaniels Gnspare Dara Bob Da,,cnnan Edward Davi:1 Neil Davis Mark Davis Mike & Sandy Davis Tahnee Davis Gcol,;l:e D,wil> Tom Dawson Kristy Day.son Eric Delon'!: Jamc.s De Young Rick De Haan John De Vries Briiln De Vries Ed De Vries Oick De Younj? Bob De Young Robert De::-in Rose Oehie-Bowman Andy DeBraber Gayle DeRruvn Eileen De:cho" Joyce Decker Kristen Dcd:ing;:i Jnrnc:. Deeb Geor1,:c Deerman J,1ne OcOroot Jennifer Deh;1n Eric Dcisint:: Deb Ocjonl? Curt Dejong AnJrea DeKam Ivon & Joy DeKam Wayne Dekker Rob D<·kker Jeff Dekker Roger OcKock Jat:k DcKornc Krbri DeKraker L1ra & Daniel Dengcrink-Vamil Mik<- Denny Kim Oe:.cigrer Tina Deuling Lynn DcVlieg Robert De:Vlicger Denny DcVric:; Mike De.Vries Rick, Sue & Kim De Vries Susan OeVrics Brian DeVries David OcWcese Peter De Win II Chri~ Diasy Henry Dicdcring Keith Dierking Norbert & Doreen Dill Jamielee Dillenhcrk Barbara Dillon Roh Do<lJe John Ooe:em,1 Jill Donah.mer Mary Donnelly Stephanie Donovan Darr)·I Doornhos Beth Dorbrowski Janice Dorsey Pam Docy·~Narion Paul Douglas Denise Draper-Ingraham Sridh Dredge Mnurcen Dreher Steve Drewy Andrew Drogc Rose Drue.kc Donnld Duba Stacy Dubose Nam.)' Out.Hey Duane Duhon Jay Dunwcll Jim & Naomi Duran Norma Duran Jackie Dm,dJ Diane Du:inn Tom Outhier D,micl Duvan Rogers Dvkhuis Sally Dyk.srra Jeff Dykstra GreJ.?ory Dziados: Jan Earl Doricnnc Earvin John Edwards Jeff Ei,gcrding Meg Elenbaas Steve & Joyce Elliott Brian Ellis Ni,k El.en Sylvester Embr~ Rick Em:er David Engelsma Tim England Sunshine Engle John & Jan En~li,h Eva Esplnoi.1 Carolyn Evans Rick Evc.rert Tom Evert haron Evuy Kay E:inga Carol & Srerhen Fa.is Art Fabbro Steve Faber Harm F:tbcr Wnlid Fadda Mary Lou FnsJ;ctr Dale Fddhau:.cr Martha S. Feldman Jerry Fdix Dan Fenner Terrance Feravich Lynn F. FcrguhOn David Ferrell Ana Ferrerhoff Jt•nni Fcrtcr.:Kim Fetti~ Jim Fetzer Matt Feyen Anne Fifer Michelle Figures Bill Fischer Kristina Fisher Charles Fisher Larry Flaherty Tom Flak Jmm Ftikkcma Michael Flowers Brian Flynn Kathy Fore Berry Forrest Dan Fortier Warne Fortin Bill Foster Melissa Fouch Idril:i Fountain Gerald & Donna Foy Jim & Barb Francis John Francis Pam Freas Rick Frtde:rick Tony Fredrickson Doug Frens Jim Frey Greg Frcyling Doug Fricano Hank Fuhs Betty Fuhs Dawn Fu ller Gloria Fum Anne: Gaillam Gretchen Gallah!.!r Deb Galloway Joshua & Karen Gamevoort Violeta Garcia Joe Garrity Fritz Gast Jose Gas{()n Jim Geib Dan Gendler Gresi: George Tom Gerger Susan Gerrity Patty Gih~on Shennnn Gillesric Gene Gilmore Eliraberh Glover Tt.>d Godleski Bing Goei Simona Goi Usa Golder Bruce Goldsmith Guadalupe Oonll': Martha Gonzale;-Cortes Carlo.s Gonzalez Marilyn Goodell George Goodwyn Deb Gordon Dale Gould Julie Crace Giovani Gramajo Synia Grant Dan & Erin Gravclyn Ellenor Grave.-. Rick & Deb Grat Maurice Gray Carol Greenburg Pnul & Rccsy Orecnwal<l Judy Greer Chris Gregwcr Sister FranceS Oribus Cheryl Griffen LeRoy Griffin Jovcc Grime.s David Grinold Charles Grooters Robert Gnxircrs Susan Grose Perry Grubber Clay & Melissa Grueber Jan Grumbine John & Kathy Gruzen~a Joanne Grzesiak Tom Guikema Tom & Barb Guikema Tim & Sandi Gunnett Kendra Gunter Plan Grand Rapids • Acknowledgments �Him & Therc.--sa Guntcr-Hc.,ff John Gussenbauer Frank & Lindsey Gutbrod Walt Guto~ki Jr AnJrcw Gu),· Carolyn Guyton Paul Hnagsman Paul Haan )<> Haff Nicole Haglund Gina Haisma Shareef Haleem Olga Hall>"edt Lee Hamilton Caroline Hamlin Howard Hamm Edward Hankiwkz Sharon Hanks Jean Hanks Howard Hansen Roger Hansen Ann Hanson Bill Hardiman Lee Hardy Jim Hargar Barb & Norm Harn Brian Harris Kurt Harsberger Reece Hart Ira Hart Mary Harti2 Jackie Hartman Ted Hartman Pe~).'Y Harrn·i~ Syd Hanit..-y Roherr Haught Salle Haverkamp BairJ Hawkins Linda Hay Linda Ha.yes Lisa Haynes Nancy Hayn~ Mary L Hcamield Georgi.: l leanv.·dl Sar.ih Heath Lola Hedherg Suoan Heercma Lisa Heflin Christa Heimer Walrcr Hebe Bar~ara Hek.huls Rand~ll Ht:kman Joh11 Hclmhol<lr Gcor~e Hendrkks Paula Hendrib.en C1rol Hcnn~y Roger & Jon Hennin~en Eli:.ha Henry, Jr. Bt.-n.)' Hernan Marti Hemandet Armando & Chris Hernande:? Janet Hcmandct Robert Hero Boh Herr Steve l-lerrema Shelly Herrern Peggy Hertel Paul Herweycr A.n<lrew Hetland Michael Hewartson James Heyhoer Carlos Hidalgo Marvin J-fiddema Dan I lielkcma. Kathy Higgins Robert Higgins Timothy Higgin). Michael High Dianette Hight Jeff Hill Calvin Hill Willinm & Betty Hill Lucas Hill Carl Hilliard Chris "Hintem1,m Harold Hitchcock Gere Hobson Dou~ Hoek Joel Hockema Ulura & Jay Hoekstra Benjamin Hoff Jack Hoffm:rn LuRay Holbrook Marshn HollanJer Matt Hollcbeek John & Pat Hollemans Isabel Hollern Phillip Holmes Debra Holmes-Garrison Heidi Holsrad Tammy & Holly Holt Dawn Holtrop Curt Holnfowcr Rachel Hood Ray Hoo~ Mike Hoogerhyde Susan Hooker Ron HQort Heather Hopkins Jade Horton Jeannie Hosev Rick Houston Amy & Steve Howard Bob Hudley James Hurt Vicki Hu<l:.on Ben Huisman Krbrine Huizt!n Gordon Hu1zen Wendy Huizin~a Jeff Hundley Dan Huver David & Adrian Huvser John Inghram Mary Kay Ingram Shari lshei Brody fsland JRmes Israels Robcn Israels John Jackohoice Bruce Jackson Cynthia Jad.son Virgie Jackson Don )aglowski Coreen Jakosh Joe Jakubowski Tiar(a]ames. Mohammed & Tarek Jommal Ri,k Jankowski DeAnn Jannererh Geneva Jeffries Rich Jelier Norm & Shirley Jcbma Tim Jdtema James Jendrasiak Delphine Jenkins Carol Jennin~s Don Jensen Toni Johani;en Jerry & Darlene Johncock Jim Johnson Steve & Mary John.son Chari<.~ Johnson Earl Johnson Jayne Johm,on Catherine Johnson Don Johnson George-Allen Johnson Kcnned1 Johnson Susan Johnson Fred Johru;on Georgia Johnson Plan Grand Rapids • Acknowledgments Bech Johnson Marie Johnson Myrtle Johnson Gorlion Johnnon Shirley Jones James Jones Cleo & E"a Jones Mar-, I-I.Joni..'.!<. Karhlee.n Jones Glen Jonci Oar), & Su~n Jones Anita Jone; Ashleigh ),mes Rich Jones Norman Jon~ R1..-v. Charlie JoneS Barbara Jones Kevin Jone-. Jill Jones Kell, Aaron Jonker Nicole Jonker S..:oct Jonkhoff ErkJorda1, Jane & Sam Jordan Judy Jorgenson Luis Juarc:i Allen & Violet Julien Joan Jung Si:-,rer M Clarita KaJi.s ),son KaJ,hm Mary & Chri.s Kaiser 4rl Kammeraad Marc Kampermann Sam Karadsheh Ronald Karelsc Jim Karsen Roger Karsten Julie, Tom & Sara Kasprzak Rock Kaufman Rebecca Kawoski Mn,. Miner Keeler Renee Keil Dennis Kelly )a,on Kelly Nancy Kelly Gary Kelly Annette Kemicr Patricia Kennedy Frank Kenniston Faith Kent Rob Kent Dennis Kem Kathy Kent Mary Ann Keough Kachy Kersjes Larry Kett Edgar Kerrie Mark Kerrlchuc Kamel Kh:moubi Paul Kieda James Kjlbourne Erin Kilparrkk Woo Kim Heather King Edward Kinizma Harvey Kin~ma Richard Kinney John Kirkwood Gladys L Kittle Joel K1ein Bruce Kll!in-Wassink Lorena Kl1mru..2t.•w~ki Lee Klinesraker Mike Kliniing Birgit Kl(1hs David & Mkhclle Klooster J~ph Kloostcr Harry K1wpke Jim & Miki.'. Koelzer Don Koctsier Laurel Kolako!iki Cindy Koning Dirk Koning Jack & Eileen Kooreman Dan Koomdyke Jan Korn Quinn & GR Kr.>rreck Evelyn Koskus Ron Kowal:.k.i Arline Kowski Ronald Kom.l Te<l K◊'z.k)wski Susan Kreeger Jim Krc~•I Debbie Kroes Torben Krontoft William Krueger Jerry Krupiczcwkz Charlene Kru:ich Thoma~ Kryj?ier Luila Kryi;riniak Martha Kryzeweski Rick Kucn:zel Katherine Kuhn Kristin Kuiper Kenneth Kuipers Theresa Kulan Jock Kung Dan Kurlenda Judy Kurylowkz Steve Kuzawa Mike Kuzawa Rcbckk, Kwasr Thank You! The City of Grand Rapids gratefully acknowledges the thousands of citizens who participated in the process of updating their Master Plan. Ron La Mange Fred Laa~e Gene LaCroix Paolo Ladomato Ed LaJwi~ Scon L'lFonrsee Joe LaGrand Mike Lamb Ryann L1mbay Mike L1mpen Shawn L1ndman Cal L'lnchrra Eileen Larr Jud11h Larsen Lori Larsen SanJra Llth.arn Chari~ La Venc Brian Lawrence Thomas Lawson Thomas Laymon Rachel L1yne Lis.1 Lazio Suzanne Leclaire Ra1..hel Lee Rynn Lee Cora Lee Larry Leforge Ruby A. Leggen Lynn Lenz. Brad Lem Tom LconarJ Randy Lemoine Jeremy Lessen • Page viii • Bill Lewis Harel Lewis J~,c.lcan Lewis RkharJ Liberatore Ron Lichcenstem Marilyn Ueson Linda Llkely John Like!, L.irry Limon Gilbert Lindsay Pastor Artie Lindsay Marvel Linnan Katherine Little Beth Li,"<1, Mike Uoyd Candi Lobdell Jeff Lobdell Tom Logan Elaine Lohrnff Guadalupe Lope. Carmelo LoPiparo Bud Lorch Bill & Ginny l.orJ Martha Lore TeJ Lorr Christopher H. Love JimUwe Duke Love Allen & Annie Love Steven Love Joyce Lovse Mike Lucas Carolyn Luca.!. Jim Ludwig Susan Lukaart Donna Lundeem Fronk Lynn Am)' Lyon Michelle Ly'On Donna Lyon Robert Mahit Amy Mabin Ian MacCartne) Y,,landa Macias Richard Mn,k Deisu Madi,a:al Naomi Madsen Cral~ Maghielse Geoffrey Ma~ulre TeJ Makare1.1.-io Phil Makinen Helen Makowski Walter & Maryalyce Makowski Bambi Malone Jaime Malone Jose&. Henrietta Malone Shirley Malott Greg Malski Arthur L Mannin_g Carhev Manning Joseph Manuszak Cheryl Marcone Dclmn Marin Krista Markley Hearher Man.man-Heier Pam Marrin Rk:hArd Martin L,"iura Marrin Rev Mary Martin Denise Marrin Dora Martinez Linda Martint!z Alejnndm Martinez June Masicwici Jnn Maskell Jehnje Masson Harold Mast Oi.:k ,Masters Bradford Mathis Walter Mathis Tom Marrhe~-s Anne M..twby Margarer F. May Sterlin~ & Randy Mny Paul Mayhue Gl-<1rgc Ma)wc,uher Mary Mazz:uclli Pat McCall Paul McCarthy Rob McCnrl) Marvin McClnin Cheri McClain-Beatty Eugene Ml...Clinton Benjamin McCloskcy Phil McCorklc Paulette McCurtis Elijah McOct! David & Roxie McGee Mary McGhee Rupert & Marcia McOinn Adclv McGinn-Loomi.s Karie McOinni.!t Arny McGly11n Paul ML-Gra" Paul McGuire Amy Mc.Kay Jim McKay Marshall & Mary McKenzie Dorothy McKcn:ie 'usan McKC)· Clinton Mc.kinven-Copus Mitch Mdeod Mary Ellen McNaughton Sherry McNee Jeff & I.mi McP«k Robert Pierre McVoy Timma.s McWhcrror Mark Mt:ano Dave Medema Betty MedenJorr Gary Meerknik Dan Mehney Carl Melms Larry & Karen Melton Fountain Melvin Tracy Menninga Sarah Mercer Gera ld Metcalf Jennifer Merz Thelma Meyer Richard & Virginia Meyers Grace Miguel Cynthia Mikula Paul Milanowski Thomns D. & Mary Milanow:.ki Pat Mil~, Sr. John Milhaupt Jim Miller Lori Miller Ray Miller Juhanna Miller Mark Miller Dorothy Miller Larry Miller Donald Miller Robert E. Miller Peggy Mim:1 Gina Minciotti Thomai; & Mary Mingledorff Gretchen Minnihaar John Minor Jaime Misner Fred Mlssad Emma Mitchell Rowland Mitchell Chander Mitl.'.hcll JulieMiru:; Duke Mlcjnck Mark MoJder~ John or Ruth Moen Rev. Gwen Moffitt Tony Mojica Robert E. Molle Nick Mono~•ios Mattie Mondy Katie Mnody Tereva Moore Cnrol Moore Kevin Moore Virginia Morales Rebecca Morgan Judy Morgan Roger Morgan David Morren Mike Morrb David & Nanq Morrison Dennis Morrow Jny Mortem Rose Mott Bill Muir Michael Mulder Victori.1 Mullen Joan Mullen Richard & Gloria Muller Nellie Mulvey L<e &. Sue Murphy WE Murphy Leigh Murray James Mu;;cnto Kathryn Mylie Isabelle Myszka David Nachte}!a ll Gary Naderveld Jennie Naffie Kurt Nahikian Bruce & Pac Nanzer Scon Nason John Naum Rol,crr NAuta Nina Naveira Fmnk Nawara Bonnie Nawarn Caryn N~wrot Barbara Neal Oary Nt..•derveld Oenni.5 Nelson Carol Nemic Page Neve Patricia Newhy Ronald NeW!IOme Robert Newton Terry Nicholas Chris Nicho\a:,, Brian Nielson Julie Nictling Larry Nix Mandy NLxon Craig Nohbelin Wayne Norlin ·Ken Norris l!-aiah Norris Nor\'m Norcboom Lt. J. Nowach Phillip Nnwak Philip & Donna Nymeycr Ken Nysson Ronald O'llcrry Jan O'Connell Jnh1, O'Connor Richan.I P. O'Donnell Erin O'Neill Paul O'Neill James O'Neill Michael Ohcrcht Alfred Ogersly Bob & Mit..hdlc Of!rcn J B Oldenburger Margaret Oliver Ju.in Olivcrez Derek Olson Ph ii Onder-;ma Gail Or,m1,te Nick & Marie Or.Lltian �Tom Orlikowski L. Ddoru. Ortl'ga Linda Orrman Barh Oshorn Ron Osgood Andy Ouwenga Corky Overmyer Paul Owen Mike Painrcr l lcrhert Ranta Dave Rasmussen Mark & L::ir.1 Raymond Pat & We.~ Reed Reed &on Re:cdcr Garry & Nanq Rcendcr-: Joann Ret:'ves Tom Reges Casimir Pala.~:z:ck Susan Pal mer Marge Palmerlec Jean Reimer Joe: Rcmhert Michael Remo Ra m<.ln Reyes fatcr M. Reyes j{1~~ Rerna Jayne Rt:ynolds Br~'an Ribl:>c.ns MA Paniwmik Pder Popl..1\\·:;k).· A. P.trkcr Charlie Parb Kurt Parks D,wkl Pasikow$ki Cathy Pasrrner Ron Partl'n Bc,·erly Parz Bill Puym:: Anka Pearson Susan Pea:,;c Allyn Peden Patricia Pennel Mikl-' Pennell Jam\-.:-; & Suzette Peplinski EJ & Rachel Perdue Lori & Dave Pi.:rkins Dean Perrin Ben Pl'rrin Margo Perry Penny Pestle Woody & Loretta Pl·rerliOn Mar.:.i Phelps Saumlra Phillips Rohert Pierce Yvonne Pierre Swn & Grace Pibnt Loren Pitsch Jr Christopher Plitc Tom Poleman Jack Pon,1;tein Mark Pnnsrine Jeff Portko Mark Post Jerry Postma Chris Pos1ma Tom Postmu.s Esther Potyraj Robh Potyraj Lynn Powell Rick & Benji Powell Frank Pnm, Jr. Bernard Prawiick Tony Pre.,con Mike Pr~ton Cynthia Prkc Gene Price Jame~ Price Michael Prins Tom & Ron Prominski David Prong Jack Prooi. Steve & Karen Pruitt Don Prus K,nhy Pryhysz Jatkie Pugno Patricia Pulliam Cathy Quinn Tim Quist Lynn Rab,1.ut William Rahi<lau Mit.:helle Rabidcnu O:wiJ Rabidc:1u Rebecca R,1mirez Ivonne R.1mirc: Frank Reilly Gcmld Rice Rkha Carol Richstra fkth Rii;:ker Levi Rickert Elizabeth RiJcour James Ricmenschncider Janke Riemersma Ken Riemersma Ri..:h Rienstra Rit-k Riley n.,,I, Rill J.unc., Rinck Curtis & Darlene Rir~cmn Nadin, Ri::J:tallah RitharJ & Mary Roath Jon,irhan Roberson Joan Roberts Mitchell Rol'X'.rtst)n Angie Robinson Arman<l Robinson Emily Robinson Au Hile & Roh Roche M:lry Ellen Rodgc.ri. Sister 11,eresc. Rodri,guc:. Snm Rodriguez Diana Ro<lriquez Narali:1 Rodriquez Rtlsendo Rodriquez G. Rc.xlriqucz Milt Rohwer Cormcn Rojas Chris Romph Tom Roode Debi Rook Knryl Ropko DVM Jose Rosalez Paula & Fausto Rosario Sherrie Ross Darrel Ross 11 Roherta T. Rossi Jack Rotman John Routh Becky Rmeboom Jackson Rudell Angel Ruggs Pmn Rumbergs Harrie Ru:,her Jean RY$kamp Roberto Saenz Mkhad Sak Dan Salas Fred Salier Donna Salton Ana Sanchc-t Lena Sam.:hcz Zor;iidn Sanchez Janet Sanders Verni:. Sd,a<l Rub Schafer Rk.k Schnll Greg Scharphorn John &haut Jackie &hcneman JodSmittcr 11 ila,y F. Snell Tim Sneller Connie Swinger John VnnJcrstocp Brian Swmrnl Bob Synk Don Snow Steve Szczytko T◊m Szayi:ko Rirn VamlcrVcn Gregg VanJcrVen George VrinderWeit Angeline VrindcrW,ludc John S()per D\m & Peter Somcr-dyk<' J. S:ymandk, Kim Schie\'ink Pam Sommer Dan Szyman~ki Ken Schillin~ Chcl.~e.1. Schleinz Carey Sommertl~'ke Dale Southworth Souricna Tali Jne Takens John Schmit.Ir Thni Spencer-Beatty CJ Talsma TodJ Schmidt Jt!rri Si.:hmidt Pam Spenccr-Kdly Ray Schnt!iJer Jo Spillman Virginia M. Taylor Don Taylor J,1ct1udtne. T.1ylor Mark &holtcn Douj? Spooner John Taylor April Scholtz Jeffrey Schra Dolore.-; Schro...'Cler F Springer Eric Teachour Rich,1rJ TenEbhof Helen & Dick Tcr Maat John Termeer Janice Schroeder John Schultz Bill Schutt Brenda Schuyler Jay1,e Schwartz Arlene Se:.1hoh Jane Sccor<l 2l'nnie Seguin RonalJ & Grnce Seif Al & Lisa Sckect Karen Selic Maria Sepulveda Anita Serull,1 Boh Sc::rulla Jana Sewell Jenny Shnngraw Basel Shnrarn Sami Shatara David Shea Judy & David ShcrwooJ Brad Shiel Dave Shipman Theres:\ Siduek Knrl Siehcrr Erk Sicgd Ralph & Debbie Sie~el Jam~ Siegel Ralph Sicf!tl Dinna Sieger Joseph Spica Jake Spruir 1H Stan Spunecn Zelma St. Jame:; Fritz Stanitzck Lori Stanmn TodJ Terpstra Rob Strinwn Bc.--cky Terwei!er Tom Staskiewkz Jc:-sica Staszkicwk~ Dave Tcunhscn Mclisha Tiiatche.r Kelly 1luiyer Doug & Dianne Thole Jeanne Thomas Evelyn Thoma:. Nkole Tiiomp:;nn Chris Thompson Se.nita Tlwmp~on Karen Tl1ompson Fred & Donn,1 Tiescnga Virginia & Lisa Tillman Roosevelt Tillman TornTilma GnryTimmcr Mcrct.."tles Tohe)· Luis Tonutis Janice Tompkins Rick Tormaln Carol Townsend Mike & Barb Traxler Helen Stefaniak Jay Steffen Cuhy Stcffc::Bob Sregmier Jim Stein Jeff Stcinp,ott Pac & Rick Sreinp(1rr Deborah Steketee Ftc<l Stella Thank You! The Cicy of Grand Rapids gratefully acknowledges the thousands of citizens who participated in the process of updating their Master Plan. Marvln Sii.:nkicwio: Shirley Siering Scott Sictscmn Helen Sibnes Cheri Simmons Alennc Simms S.mtlySimon Yvonne Sims Haprect Sinuh Mulrnni Keith Si~on j(l{" Skcndzd Peter SkileiBrent Slay Leonard Slot Timothy Sluircr Stan Stemple.ski Stan Sterk Cr::t~ Stevenson Marilyn Stewart Terry Stiemann John & Julie Sthl!r.. Gary StOl.'.kton Mark Stoddar<l Lloyd Stoll Julie Stoneman Amy & J(mathon Sroncr Stephanie Storts Bill Stough John Slusher Arlen Smirh Ted Smith Jane Smith JanwsSmirh N,ite Smith Mrs Strek Am:ida Srrickland Carol Scrothude Ray Stuart Ken Smith Ronald Smith Je:.~ka Smith William Smith JeffStumod Dennis Snirtc\"lnl Rick St11liv.m Tim Sullivan Tim Smith Catherine Sullivatl Debbie Smith Jnhn Sutherlin Easter Sutmn Tom Sutton Marra Swain Don & Bunny Swank Sarah Smith Rcg-gic Smith Mi,hael Smith Sandy SruckharJt Greg SunJstrmn Julie S:1rgc Louis S.1rogFrcd Sauer Kenneth & K,1thr)·n Smirh JdfSmith Henry Swart Santiago Ramire: Cynthia Savara Rebecca Smi1h Hoffman Kevin Rand Susan Rankir\ Nancy Sa\ kir Phil & Lavone Schaafsma Da1,iiJ D. Smith, AJA Bruce Smidwr..c Jeff & Kevin Sw,1rtz Steve Sweerbnd Mike Swift Lori Terpstra William Trcndt Chris Trevr.lhan Neil Trevisan lsna1_; Trnwbrid!!e Linda Troyer Chri!-o & Tom Truesdale Lydin Tuck Leroy T uckcr Norbert L. Tuma Megh:m Uir.sch Alnn Utter Sue U:::arski ZygfreJ Uzarski Vim Vallone Dave Van Dyke Rkhard Van Hafren Gordy Van Haitsma Tom Van Hammen Gordon Van Ham Maggie V.1n Houdt Nancy & Gnry Van lngcn Paul Van Komcn Marcia Vnn Poolen Bill Van Portfleet John Van 1i.1n~eren Thomas Van'r Hof Dave Van't Hof Jon VanAncwerp Randy VanDam Skip Vandenberg J.in Vandcr Meulen Rich;ml Vandcr Slik Shdley VanJer Vliet Cheryl Yan<lerhyde Debhie VanderHyJe DarrelJ V.inderKooi Craig VanderLende Ruth VandcrMaas Jim Vander::-chrif Kimhorly VanO-,k Gerrit Van Dyke Carol & Henry Van~ke Dick Vanl-lafrn Tammy Vantil & Ruth VanValkcnburJ? Jeff Yan Winger MD Dlm JilmC.-; Vau~hn Julie Veeneman Bob & Alyda Vecnsrr.1 Michrid Veenstra Francisco Vega Dorothy Velru;co Carnla.mutr Dennis Velk Dance Vencg.1s Steven Vt=nhuizcn Conrad Venema 0. Vemura. Rohen & David Verhey John & Dan Verhil Jim Veuvis Kim Villanueva Mar\· Villarreal Jamie Vinron Yolanda Visser Ted Vc;,nk Gary Voogt Todd Vriesenga Mark W,bckc Clare Wade Fritz Wah l(iclJ John Walborn Peter Walen L)nda Walker Mark Walker Gwen Wall:; Petl!r Walsh Shaun Walters William Walten. Levert Walton Jill Walton P Midiacl Wanroy Geof}.":e Wanry Ray Ward Alben Ware S(lphina Washingron Dwayne Watkins Deb Warson Andy Weatherhead Ron & Barb Weaver Brad Webb Lee Nebon Weber Jennifor Wcgcnt=r Tony & Shirley We.it:. Carol Welch Norm Welch Marie Wells Robert Weronka Steve & Kim Wcsrdorp Betsy & Jolrn We.,rman Lyle Wilcox Mikki Wilde Krh-tine \Y/ildeboer Krl3Wiley Steve Wiley Karen Wilhelm Mike Williams Linda William:; Juanira Williams Mary Alice Williams Jim Williams Jan Williams Rohcrta Williams Roger Williams Eric W. Williams Rosena Willinms Dalecsa Williams Ken Williams Don William$ Mark Wil5-0n Karen Wilson Phil Wils<)n ZocWil!-on Jodi WilterJink Jim Wiltjer Arian Winkelmann Jim Wimer-Tmurwine S1,mlcv Wisimki Mary Wismer Tom Wisne.ki Anne Wisnewski JQhn Wisniew~ki Mary Witkowski Heather Witte Tc<l Wohlford L1.ny,ee \Vong Lyndon W0<.xl Pauida Woodhull Bmjamin & Rohin Wooley Gabriel Works Sharon Worst Boh Wnrthin1-,rton Jerry & Evelyn Wrigh1 Laura Wright Brent Wybenga Mark Wybenga Jnhn Wynbeek Gordon Wyruma Eric Wynsma MMk Yns1 Kim Young George Young Connie YounJ? James Ypma Richard Zaagman Ron ZageJ M Zagumny Michad Z.1.harakos Dick Zahn Charles Zalewski Mikt= & Pam Zant John Zant Jnm~ Zarafoneitis DDS Jim Zawacki Gerald Zawistowski AmyWL'stra Tom Zelinski Lori Weyers John Wheeler Gerry Wh1.."Cler Danid limaitis Nancy White Jam~ White Bree Whitmore Fred Wicht Jack Wielhouwcr Marjorie Widsma Ken Wierenga Jon & Lori Wiersma Ron Wi,mum RobWiersum Steve Wicr:z:bit:ki Jam\!S Wigem Rick Zdmer Jeff Zimmerman Jerome Ziomlcowski Dan Zondervan Vi::rl Zu iclerveen Heidi Zukowski Mike Zuziak John Zw,,rensteyn Lavonne Zwan Bob Zyl:.rra Rachd Osborn Zylstra Our apologies w ,hose uhose names we may ha1..'( inndoc-rtantf)' omitted. • Page ix • Plan Grand Rapids • Acknowledgments �Funding Public Representatives Funding for the preparation of the Grand Rapids Master Plan was provided by: During the Master Plan process, the citizens of Grand Rapids were represented by the following: City of Grand Rapids Grand Rapids City Commission John H. Logie, Mayor Kurt F. Kimball, City Manager John H. Logie - Mayor Scott Bowen Robert Dean James Jendrasiak CITYOF GRAND RAPIDS FREY· FOUNDATIO N Frey Foundation The Frey Foundation is a family foundation committed to working together to make a difference in the lives of individuals, families, organizations and communities. The Right Place . & ~ i i : ~. /k")~~ THE RIGHT PLACE PROGRAM A REGIONAL ECONOMIC DEVELOPMENT ORGANIZATION A regional economic development organization founded in 1985, The Right Place Program is a regional, non-profit economic development organization promoting area economic growth through high-quality employment, productivity, and technology. To do so, the program focuses on retaining existing jobs, supporting local business growth, and attracting new businesses to the Greater Grand Rapids area. City of Grand Rapids Community Development Department with a grant from the United States Department of Housing and Urban Development, Community Development Block Grant Program. Lynn Rabaut Roy Schmidt Rick Tormala Grand Rapids Planning Commission Peter Carlberg Kim D. DeStigter Jim Doezema Shaula W. Johnston Patrick Miles, Sr. Janet K. Sanders John H. Stivers Marilyn Titche Robert Zylstra Daniel Gravelyn* James White* •fonn<r mem he, -----Master Plan Committee Eva Aguirre Cooper Mary Angelo Sandi Aten Nicole Ball Peter Carlberg Sam Cummings Rev. Robert Dean John Dice Nancy Dudley Dan Gravelyn Jay Hoekstra Jack Hoffman John Jackcoboice Jim Jendrasiak Rev. Charlie Jones Cindy Koning Jamie Malone Brad Mathis Roxie McGee Leigh VanderMolen Lee Nelson-Weber Lynn Rabaut Herbert J. Ranta Roberto Saenz Fred Sauer Yvonne Sims John Stivers Dr. Rick Sullivan Carol Townsend Shaun Walters Bob Zylstra Les Allen* Bett Burton* David Cassard* George Heartwell* Debra Holmes-Garrison* "fornrn r membt!r Plan Grand Rapids • Acknowledgments • Page x • �Project Innovations Business Associations Technical assistance in the preparation of the Grand Rapids Master Plan was provided by: JoAnna Trierweiler City of Grand Rapids Administration Jennifer Anne Metz Rebecca Smith-Hoffman Alger Heights Business Association Boston Square Business Association Burton Heights Business Association Cherry/ Lake/ Diamond Business Association Cheshire Village Business Association Crescon Business Association Division South Business Association East Fulcon Business Association Eascown Business Associarion Grandville Avenue Business Association Franklin/ Eastern Business Association Heartside Business Association Madison Square Business Association Michigan Street Area Business Association Monroe North Business Association Seymour Square Business Association Scockbridge Business Association Wealthy Street Business Alliance West Fulton Business Association West Leonard Business Association Technical Assistance Kurt Kimball - City Manager Eric Delong - Deputy City Manager Victor Vasquez, Jr. - Assistant City Manager Planning Department Staff William F. Hoyt, PhD. - Planning Director Jay Fowler, AICP - Assistant Planning Director Valdis Lazdins - Assistant Planning Director Suzanne M. Schulz, AICP - Project Coordinator Dale Fitz - Planner Alice Bushong - Planner Christopher Gray - Graphic Designer Jaden DeVogel - Photographer Barb Ellison Marv Lummen Kenneth Schilling, AICP Emily Kamara - Intern Eric Pratt - Intern The Right Place Program Rick Chapla - Urban Redevelopment Specialist Urban Redevelopment Council Past Perfect, Inc. Neighborhood Associations Alger Heights Neighborhood Association Auburn Hills Neighborhood Association Baxter Neighborhood Association Black Hills Citizens for a Better Community Crescon Neighborhood Association Eastgate Neighborhood Association East Hills Council of Neighbors Eascown Community Association Fuller Area Neighbors Fulton Heights Neighborhood Association Garfield Development Corporation Garfield Park Neighborhood Association Heartside Neighborhood Association Heritage Hill Association Highland Park Association John Ball Park Community Association Madison Area Neighborhood Association Midtown Neighborhood Association Neighbors of Belknap Lookout North East Citizens Action Association Roosevelt Park Neighborhood Association South East Community Association South East End Neighborhood Association Southwest Area Neighbors West Grand Neighborhood Organization West Grand Rapids Planning Committee West Side Connection AIA Grand Valley ArtWorks Interurban Transit Partnership Grand Valley Metropolitan Council Grand Rapids Public Schools Grand Rapids Information Network Neighborhood Business Specialists Program Public Museum of Grand Rapids Wade~Trim Nicholas P. Lomako, AICP, PCP - Project Manager Leah Hutko ~Wade-Trim Smith Group JJR SmithGroup JJR Constance C. Dimond - Principal Plan Author Mary Jukuri Kofi M. Boone Mike Kirk - ------- - - - - - - - - - - - -• Clare Wade Communications LLC Clare Wade •il;ll■I•• 1nnovat1ons~ ClareWade Communications • Page xi • Plan Grand Rapids • Acknowledgments �City of Grand Rapids Master Plan 2002 Adopted by The Grand Rapids Planning Commission on November 14, 2002. Accepted by The Grand Rapids City Commission on December 10, 2002. City of Grand Rapids Planning Department 300 Monroe Avenue NW - Room 920 Grand Rapids, Michigan 49503 616-456·3031 www.ci.grand-rapids.mi.us • Page xiii • Plan Grand Rapids �3.0, Great Neighborhoods ................. 27 3.1 3.2 3.3 3.4 - Introduction ............................................. 27 - Visions ...................................................... 28 - Plan Recommendations ........................... 31 - Objectives and Policies ............................. 43 4.0 , Vital Business Districts ............... 4 7 4.1 4.2 4.3 4.4 - Introduction ............................................. 47 - Visions ...................................................... 48 - Plan Recommendations ........................... 50 - Objectives and Policies ............................. 60 5.0, A Strong Economy ...................... 63 5.1 - Introduction ............................................. 63 5.2 - Visions ...................................................... 64 5.3 - Plan Recommendations ........................... 66 5.4 - Objectives and Policies ............................. 72 6.0 , Balanced Transportation ............. 75 Table of Contents 1.0 , Introduction ........................... Page 1 1.1 - Purpose ........................................................ 1 1.2 - Grand Rapids' Master Plan ........................ 2 1.3 - Guiding Principles ...................................... 4 1.4 - Process ......................................................... 6 1.5 - Community Participation ........................... 7 1.6 - Summary Task Descriptions ..................... 11 l. 7 - Participants ............................................... 20 1.8 - Plan Review and Adoption ....................... 20 2.0, Overview ............................. Page 21 2.1 - Introduction ............................................. 21 2.2 - Plan Contents .......................................... 22 2.3 - Future Land Use Map .............................. 22 2.4 - Themes ..................................................... 24 2.5 - Development Character ........................... 25 2.6 - Area-Specific Plans .................................... 25 2. 7 - Implementation ........................................ 25 6.1 6.2 6.3 6.4 - Introduction ............................................. 75 - Visions ...................................................... 76 - Plan Recommendations ........................... 78 - Objectives and Policies ............................. 86 7.0 , A City that Enriches Our Lives .. 89 7.1 - Introduction ............................................. 89 7.2 - Visions ...................................................... 90 7.3 - Plan Recommendations ........................... 92 7.4 - Objectives and Policies ........................... 100 8.0 , A City in Balance with Nature .. 103 8.1 8.2 8.3 8.4 - Introduction ........................................... 103 - Visions .................................................... 104 - Plan Recommendations ......................... 106 - Objectives and Policies ........................... 108 10.0 , Development Character ........... 117 10.1 - Introduction .......................................... 117 10.2 - Urban Design Vocabulary .................... 123 10.3 - Mixed-Use Overview ............................. 126 10.4 - Traditional Business Area in a Pre-World War II Neighborhood Context ............ 127 10.5 - Institutional Mixed-Use in a Pre-World War II Neighborhood Context ............. 130 10.6 - Industrial Mixed-Use in a Pre-World War II Neighborhood Context ............. 132 10.7 - School Reuse in a Pre-World War II Neighborhood Context ........................ 134 10.8 - Auto-Oriented Commercial in a Post-World War II Context ................... 135 10.9 - Higher Quality Medium- and HighDensity Residential Design .................. 137 10.10 - Green Space in the Central City ........ 145 11.0 , Area,Specific Plans .................... 151 11.1 - Introduction .......................................... 151 11.2 - Purpose .................................................. 152 11.3 - Planning Areas ...................................... 153 11.4 - Initiators and Partnerships ................... 153 11.5 - Planning Process ................................... 153 11.6 - Area-Specific Plan Elements ................. 154 11.7 - Adopted Area-Specific Plans ................. 155 12.0 , Implementation ........................ 15 7 12.1 - Introduction .......................................... 157 12.2 - Action Plan ........................................... 158 12.3 - Overcoming Barriers to Implementation ... 171 Glossary .............................................. 17 5 Index .................................................. 183 9 .0 , Partnerships ............................... 109 9 .1 9.2 9.3 9 .4 - Introduction ........................................... 109 - Visions .................................................... 110 - Plan Recommendations ......................... 113 - Objectives and Policies ........................... 115 • Page xv • Plan Grand Rapids • Table of Contents �.. Figures PAGE FIGURE PAGE Chapter 8.0 - A City in Balance with Nature l.a - Existing Land Use Map .................................................... I Lb - Master Plan Process .......................................................... 6 1.c - Putting the Pieces Together: Housing Diversity ............. 11 1.d - Opportunities for Change Map: Neighborhoods .......... 13 l.e - Concepts .......................................................................... 15 1.f - Draft Concept Plan: Suggested Plan Changes ................ 16 8.a - Environmentally Sensitive Lands Map ......................... 106 FIGURE Chapter 1.0 - Introduction Chapter 2.0 - Overview 2.a - Future Land Use Map .............................................. .. ..... 21 Chapter 3.0 - Great Neighborhoods KEY _J -:;::..- - -~- • •-- _J - - - =- ::J - --- _J - w----. ·11-11---. ai---111---,. __ ·-m-----11-- Figure 10.a - Neighborhood Character Types 3.a - Residential Densities Map .............................................. 33 3.b - Residential Density Categories ....................................... 33 3.c - Residential Densities by Neighborhood Type ................ 34 3.d - Pre-World War 11 Neighborhood ................................... 34 3.e - Post-World War II Neighborhood ................. .. ............... 35 3.f - Mixed-Use Neighborhood ............................................ .. . 36 3.g - Development Objectives for All Mixed-Use Areas ......... 37 3.h - Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas ....................... .. .... 38 3.i - Neighborhood Characteristics and Preservation Tools/Strategies .......................................... 40 Chapter 4.0 - Vital Business Districts 4.a - Cores and Connectors .................................................... 55 4.b - Hierarchy of Mixed-Use Centers ................ .. .................. 56 4.c - Illustration of Neighborhood Mixed-Use Center .......... 58 Chapter 6.0 - Balanced Transportation 6.a- GVMC Long-Range Public Transportation Plan .......... 78 6.b - Transportation Framework: Transit Map ...................... 79 6.c - Transportation Framework: Streets Map ............. .......... 80 6.d - Transportation Framework: Non-Motorized ................. 85 Chapter 7.0 - A City that Enriches Our Lives 7.a - Examples of Riverfront Mixed-Use and Greenspace Design ..................... ..................................... 93 7.b - Greenway Connections Map .......................................... 94 7.c - Open Space Framework Map .......................................... 95 7.d - Parks Deficits Map .......................................................... 97 7.e - 2003-2007 Parks and Recreation Master Plan Goals ..... 98 List of Figures and Maps • Plan Grand Rapids • Page xvi • Chapter 9.0 - Partnerships 9.a - Neighborhood Associations Map ................................. 111 9.6 - Business Associations Map ........................................... 112 9.c - Future Regional Land Use Map ................................... l 14 Chapter 10.0 - Development Character 10.a - Neighborhood Character Types Map ......................... 120 10.b - Neighborhood Character Types ................................. 121 Chapter 12.0 - Implementation 12.a - Short-Term Implementation Action Plan ........................ 160 12.b - Action Plan -Theme Comparison ............................. 167 Maps MAE PAGE l.a - Existing Land Use ............ .. ............................................... 1 I.cl - Opportunities for Change: Neighborhoods .................. 13 l.f - Draft Concept Plan: Suggested Plan Changes ................ 16 2.a - Future Land Use .......... .. ................................................. 21 3.a - Residential Density .. ............ .. ......................................... 3 3 6.b - Transportation Framework: Transit ............................... 79 6.c - Transportation Framework: Streets ................................ 80 6.d - Transportation Framework: Non-Motorized ................. 85 7.6 - Greenway Connections ......................... .. ........................ 94 7.c - Open Space Framework .................................. .. .............. 95 7.cl - Parks Deficits ................................................................... 97 8.a - Environmentally Sensitive Lands .... .. ........................... 106 9 .a - Neighborhood Associations ......................................... 111 9 .b - Business Associations ................................................... 112 9.c - Future Regional Land Use ............................................ 114 10.a - Neighborhood Character Types ................................. 120 ll.a - North East Beltline Future Land Use ........................ 152 �Introduction --+/ ~ < 1~ 1 -- Purpose What is a Master Plan? A master plan is a set of long, LEONARD range objectives, policies and maps used to guide the growth and dev, elopment of a community. In general, the goals of a master plan are to: • identify existing conditions and trends, and the issues and opportunities they raise, as a basis for decision-making; LOW DENSITY RESIDENTIAL • clarify and gain consensus on goals and objectives for the future; • establish policies to manage change and to guide decisions about future land use 1 and development; MEDIU\1 LOW DENSITY RESIDENTIAL - MEDIU\1 DENSITY RESIDENTIAL - HIGH DENSITY RESIDENTIAL --,/--l--- - COMt,ERCIAL - OFFICE MXED COMMERCIALJRESIDENTIAL - INDUSTRIAL INSTITUTIONAL - PARKS AClRICUI.TUFIAL VACANT LDT - PARKINGLDT MEDICAL FACILITIES • provide the foundation for setting capital improvement priont1es, revising zoning regulations and developing other implementation tools. Land can be used for ~ v:iri~cy of purposbi , for exampll' ho using, bu:;inehlie.~ o r p:irks . llu: 1 Masta Pion recommend~ rhe t'ururl' use of land wirhin the city. - - t - --flH_e:;; 36T~ H- t - - - - - ,-T • Page 1 • 44TH 1----- Plan Grand Rapids • Introduction - Chapter 1 �· 1~2 - Grand Rapids' Master Plan A master plan looks comprehensively at the range of factors that influence the physical development of a community. It establishes a citywide policy framework that provides dear direction for the future, while maintaining enough flexibility to respond to a variety of situations and changing conditions. A master plan establishes the type, density and character of development that is appropriate in different areas of the community, including where new development should occur and where resources should be directed to revitalize or reuse already developed areas. A master plan also identifies important natural and cultural resources to be protected and provides a framework for determining where streets and other public infrastructure will be needed. Purpose of a Master Plan Planning is a process for reaching carefully considered decisions about what we want the future of our community to be. A masrcr plan has multiple purpose:;. Plan as Vision • To reach consensus on, document and communicate the outcomes the community wants ro achieve. • To serve as a catalyst for private sector invesrmcnts that support those outcomes. Plan as Blueprint • To rranslare the vision into land use and transportation patterns that can be used as the bas is for zoning and for funding infrastructure impro\'ements. Plan as Strategy • To describe the tools the comm un ity can use to encourage desired private inwstment (both ''carrots" and "sticks"}. • To coordinate city programs, policies and funding to support desired outcomes. Chapter 1 - Introduction • Plan Grand Rapids l During tlw r lan n inJ.: J'nKe:IS, i.,-,urs that w ere no t Jircdh rdart>J ro tlu· Ma.~rcr Pl.in wc re rcconk.J .mJ rorw11rJ d ro apprupriarecicycfopartmcnt.. , and 0.1mm11niry Rt..~ ,u n:e Team.-. (CRT.,). • Page 2 • While a master plan typically looks 20 years or more into the future, it must be re-assessed and updated at regular intervals. Grand Rapids' last Master Plan was adopted in 1963. Although the city has been continuously involved in planning (and the Master Plan has been amended many times), the community's vision for the future had not been comprehensively evaluated for a very long while. This updated Master Plan records the community consensus on a new vision for Grand Rapids. That vision covers a broad range of topics that are important to qua lity of life (for examp le, schools, public safety or job training); however, the Master Plan focuses primarily on those land use, development and infrastructure issues on which city policy can have a direct impact. 2 This is because the Master Plan is used by the Planning Commission, City Commission and city staff as a guide for day-to-day decisionmaking in: • developing and applying policies and regulations (for example, zoning and other ordinances, guidelines and area-specific plans that describe what kinds of development can occur where); • approving (and/ or suggesting modifications to) development proposals; and • assigning resources for capital investments and programmatic initiatives. The Master Plan is also an important vehicle for communicating Grand Rapids' policies for the future to adjacent jurisdictions as the basis for coordinating land use, open space and transportation decis ions. Just as importantly, the Master Plan communicates expectations and preferences about future develop- �ment to property owners, developers and business people. As a result, the Master Plan can serve as a catalyst for change by introducing new ideas and development models. It can also eliminate much of the "guesswork" from the development approvals process. It is important to remember that the public sector can help to encourage and guide investment; but it is the private sector - from individual homebuyers to major corporations and institutions - that will actually make investment happen. A clear understanding of what the citizens of Grand Rapids want, and how the city administration intends to support and manage development, will establish a more predictable climate for investment and encourage economic development. Smart Growth Principles - The people of Grand Rapids have embedded the principles of Smart Growth in their Plan for the future. 1 Next Steps e1oNARD The completion and adoption of the Master Plan is a significant milestone. But the process of implementing the Plan - through the many public and private decisions that influence the health and character of the city's neighborhoods, business districts, economy, and the natural and built environment - is the real hard work. This will require: • a clear understanding of plan recommendations; Principles of Smart Growth* • leadership of elected and appointed officials; What's Special about this Master Plan? While master plans share many common elements, each one is tailored to meet the particular needs of the city for which it is developed. It should reflect the values and visions of the citizens who participated in the planning process. The following characteristics distinguish the Grand Rapids Master Plan: Public Involvement - The Plan is a citizen-driven effort based on extensive community participation. Development Character - The Plan goes beyond broad, citywide policies for land use and transportation to make the quality and character of development a major planning consideration. Downtown and the Balance of the Community The Plan builds on previous planning for the future of the Downtown area, but focuses its attention on the balance of the community. Utilities -The Plan establishes a framework for utilities master planning to be undertaken in 2002, but does not include specific utilities recommendations. (A separate, comprehensive utilities plan will be completed in 2003.) • coordination and commitment of city staff; • Strengthen, and direct development towards, existing communities. • cooperation of developers, investors and the business community; • Mix land uses. • continuing participation of concerned citizens and community groups. The process of developing a master plan identified the need for more detailed work on a variety of topics. First and foremost is the need to revise the city's zoning ordinance to be consistent with, and to implement, plan recommendations. In addition, the preparation of area-specific plans that translate the Master Plan into more detailed recommendations for land use, transportation, open space and development character are anticipated. Other follow-up initiatives range from the development of an inventory of environmentally sensitive areas to the development of design guidelines that promote the compatibility of new development with the character of existing neighborhoods. • Encourage compact development patterns and building design. • Create a range of housing choices and opportunities. • Provide a variety of transportation choices. • Create walkable and accessible neighborhoods. • Foster distinctive, attractive development with a strong sense of place. • Preserve farmland, open space, natural beauty and critical environmental areas. • Encourage stakeholder and community collaboration. • Make development decisions predictable, fair and cost effective. *AJuptcJ from The Smarr Urowth Network • Page 3 • Plan Grand Rapids • Introduction - Chapter 1 �1~3 , Guiding Principles 1923 Master Plan '1f ":"--'"\,;,_ ., )il'Ali' A.'. ,u.~ ~ ~ 11\tL, ''L\li ~- City of Grand Rapids Master Plans This Master Plan is the city's third comprehensive land use plan. The city's first plan was developed in 1923 by Harland Bartholomew and the City Planning Department. The second plan was completed by J. Paul Jones, Planning Director, and his staff in 1963. Nearly forty years later this new Master Plan builds on past lessons learned and looks towards the future with great optimism. The four-decade time span between each plan provides an interesting perspective in changing planning philosophies and community goals as each clearly reflects the thinking of its time. Ma'iter Plan Planning Philosophy 1923 ......................... City Beautiful Movement I 963 ......................................... Urban Renewal 2002 ........................... Urbanism (New or Old) City Beautiful Movement - Urban spaces were intended to reflect culture, art and beauty during the early part of the 20th century. The creation of city parks and gathering places was important. By virtue of the city's beauty and quality oflife, an ever increasing number of residents would be attracted to Grand Rapids. This school of thought combined with the wideChapter 1 - Introduction • Plan Grand Rapids spread use of mass transit (buses, interurban lines, rail) envisioned a green, walkable, dense, and transit-friendly city. Urban Renewal-A number of ideas within the 1963 Plan sought to drastically change the landscape of the core-city. The general philosophy was "out with the old and in with the new". The central city was viewed as blighted and in need of modernizing. At the same time, the federal highway system was rapidly being developed. As a result, a number of historic and cultural resources were lost within the city and newly developed areas of the city were built for easy automobile access. Urbanism (New or Old) - New Urbanism espouses the values of centuries-old traditional urban design to create, or re-create, communities. Ironically, many of the recommendations of the 1923 Master Plan closely reflect the values and ideas of Grand Rapids' citizens in 2002. The concepts of sense of community, civic space, walkability, mixed-use, transit-friendly design, housing variety and a reduced dependency upon the automobile are central to both plans. • Page 4• Early in 2000, Mayor John H. Logie appointed a 31member steering committee to guide the preparation of the city's Master Plan. The Master Plan Committee selected a consultant team, helped to develop the planning process and worked with city staff and the consultants to maximize community participation and to shape the content of the Plan. In spring 2001, the Committee established the following guiding principles for their work. These principles influenced both the planning process and the content of the Plan; they also establish benchmarks for implementation. Partnership We make decisions and accomplish our plans in an open, inclusive and collaborative manner. We empower people to contribute their ideas, work toward consensus and take responsibility for achieving a shared vision of the future. We work in partnership - neighborhoods, businesses, investors, non-profits, institutions, schools, city government and surrounding jurisdictions - to capitalize on the synergy of pooled resources and expertise. Leadership We count on our community leaders and decisionmakers to contribute to our vision and work creatively and aggressively to make it a reality. Our leaders encourage the early involvement of affected parties in developing appropriate planning strategies. They help us focus on shared goals to manage change. �Choice Access We honor the diversity of our community by providing choices in housing and neighborhood types, transportation modes, shopping and job opportunities and recreational and cultural offerings. We are committed to creating a pedestrian-friendly city that also provides convenient connections over longer distances. We support transit, but we also need a quality roadway system that minimizes negative traffic impacts. We manage parking so that its impact on the pedestrian scale and visual quality of our city is minimized. Economic Health We understand that our city's ability to attract and retain business, jobs and households is the economic engine that drives investment in new development and the improvement and reuse of older areas of the city. Our city's economic health also determines our fiscal capacity to provide public investments and quality public services. We recognize the importance of broadening access to economic opportunity for all our citizens. Balance Sustainability We care about the environment, the availability of resources for future generations and the integrity of natural systems. We aspire to the Hannover Principles (Page 105). The choices we make will protect natural resources, capitalize on existing infrastructure and honor the principles of Smart Growth. We support actions that conserve the cultural and physical heritage of our community. La Grande Vitesse by Alexander Calder on Calder Plaza. We recognize the importance of maintaining a balance between economic (and job) growth, neighborhood preservation and environmental stewardship. We are committed to protecting and improving the valued characteristics of our central city while encouraging change that will make the best use of vacant and under-used land and buildings. We support a balanced transportation system that offers attractive alternatives to automobile use. Quality We believe that quality in the design and maintenance of private development and the public realm makes a difference to the quality of our lives. We support design approaches that honor context, compatibility, authenticity and the human scale. We support maintenance strategies that keep our city clean, green and safe. • Page 5 • Plan Grand Rapids • Introduction - Chapter 1 �PHASE I - WINTER 2001 PHASE 2 • SPRING 2001 PHASE 3 • FALL 2001 PHASE 4 • WINTER 2001-02 PHASE 5 • SUMMER 2002 FALL 2002 Forum '5 ReW!Wof Draft Plan -----l-U•&-n.~i..., ~ID~~ Master Plan Process This diagram illustrates the master plan process. This extensive public involvement effort relied on public input twice <luring each pha.se. The first engagement effort asked people abou1 their issues and opinions; the second time asked <lid we hear you corrcccly? Are we headed in the right direction! The Plan will direct rhe land use decisions of the Planning Comm iss ion and City Com mission. Figure 1.b .. Master Plan Process Phase 3 .. Concepts for Change The master plan process officially began on January 8, 2001. This extensive public involvement effort relied on public input twice during each phase (Figure l.b - Master Plan Process - Page 6). The first engagement effort asked people about their issues and what they thought; the second time asked: Did we hear you correctly? Are we headed in the right direction? The planning process was structured in five major phases that included the following tasks: Phase 1 , Issues and Opportunities • Strengths, weaknesses, opportunities and threats (SWOT) analyses • Community profile • Develop preliminary ideas for translating visions and prioritizing opportunities for change into a citywide approach to land use and transportation • Concepts for change workbook and meetings Phase 4 , Guidelines for Change • Sample development guidelines (principles of the quality, character and compatibility of development) • Special studies Phase 5 .. Plan Recommendations • Draft plan report Phase 2 , Opportunities for Change • Visions • Public hearing • Map locations where changes in land use or development are anticipated, desired or feared Chapter 1 - Introduction • Plan Grand Rapids • Community review • Page 6 • • Adoption �1~5 - Community Participation The planning process was designed to maximize citizen involvement and to gain consensus on plan recommendations. Hundreds of meetings held throughout the planning process were attended by more than 2,500 residents, business people, employers, property owners and institutional representatives. Community participation was structured to balance the need to take the planning process to the people and the need to bring people from across the city together to share perspectives and confirm citywide directions at key milestones. 1.5 .1 . . Area, and Interest, Specific Workshops At the start of the master planning process, over 120 outreach meetings were held to identify area-specific values and issues. Neighborhood and business organizations were asked to identify strengths, weaknesses, opportunities and threats (SWOT analyses) relating to their areas. Focus group meetings were also scheduled with various interest groups (i.e., major employers, environmental groups and developers) to get their special perspectives. As planning progressed, additional outreach meetings were held in different city sub-areas to identify and discuss opportunities for change, to review concepts for change and to evaluate special studies that illustrated how plan recommendations might be applied in four specific areas. These area- and interest- specific workshops allowed participants to share information, identify key issues and evaluate possible planning solutions. The Master Plan process was designed to gain consensus on plan recommendations. • Page 7 • Plan Grand Rapids • Introduction - Chapter 1 �PLAN GOT PLANS? GRAND RAPIDS 1.5.2 . . Community Forums At key milestones in the planning process community forums were held to encourage people from different parts of the city to share their perspectives and to solicit feedback on how accurately citizen input was being synthesized and interpreted. In addition to the community forums, in February 2002 a citywide workshop was held to help define the content of development guidelines for mixed-use, higher density residential development and green space in the central city. Nearly 100 people participated in the one-day workshop. Five community forums, each attended by 125 300 people, focused on the following tasks: Chapter 1 - Introduction • Plan Grand Rapids How would you like to see Grand Rapids change in the next 20 years? • Tell us on Tuesday, March 20th, at the first Master Plan Community Forum called "Visioning". Tiiat's wben you and other people who live and work all over the city can put your heads together to help shape Grand Rapids' future • Find out how people view our City. Whntare its bright spots? What could be better1 • Build on those ideas. In 20 year·, what shou ld Grand Rapids offer to people who liw, work or visit here? Plan ahracl! Join u, ar Cenrrnl ~ High School on Tuc,day, Man:h 20th at6,00rM Park in u .. .. die lots on I.yon Street or at - .,, ~ ~ Ciry Iligh/Middlc. Please enrer thron~h the main front doors fadni, FounroinStreer GRAND l\Al~DS P-=--=-IAN 11,e parking lot at Fountain Street and Prospect Awnue NE and the ""'" • ntranccwill be res<-r,-rd for the disabled. Questions? Ple-JJ;e call us at (616)456-3031 or go to: www.cl.grand-rapicls.mi.us. Share your ideas on June 19 at Community Forum #2 called "Opportunities for Change." • Join interested citizens as we look at Grand Rapids like a puzzle. Let's identify those areas that need a new "piece" of development. • Think about how the puzzle pieces of our community could be reworked to fit differently, function better and improve our quality of life. • Where do opportunities for change exist 1 • How should these areas be prioritized? • Which changes are most important? Goe Pia•." ' Join u, on June 19 ~ school is ADA •cccs<ible. All from 7:00- 9:00PM W,will be Plan Grand Rapids events are merrin,ri at Union I llgh 11 •• •• open to the public.Questions! School, 1800 Tn,mon1 NW, ~ CallrheCitYofGrand Rapids (betwe,n Bridg,• S=r and l~onningll,11arrmcncar(616) Leonanl Srrrcr NW, one hlor.k 456-3011 or vieir the wob at east of Covell A\.\:nud 11,c rn\ANl)RAPU::6 www.ci.~rancl-rapids .mi.us. PLAN TUESDAY, MARCH 20, 2001 · 6,9PM TUESDAY, JUNE 19, 2001 · 7,9PM CENTRAL HIGH SCHOOL - 421 FOUNTAIN NE UNION HIGH SCHOOL - 1800 TREMONT NW Community Forum #1 Community Forum #2 Tasks: Prioritize beliefs and issues from SWOT analyses; develop visions for the future for priority topics. (March 2001) Tasks: Review, amend and prioritize opportunities for change ideas gathered from area-specific workshops. 0une 2001) • Page 8 • �MAKE PLANS! PLAN ON IT! On November 15, we 'II be talking about "Concepts for Change" the fitst draft of ideas for Grand Rapids' new Master Plan. • Should we ... Attract more people to live in Grand Rapids 1 Reconnect the Grand River to the West Side 1 Build walkable neighborhood centers! Create a competitive city! • Have we listened to the community! b everything in the right place! ls anything missing! • Community Forum #3 is the halfway point in the planning process. • Help set the direct ion for the future! Time is runnineout! • On Tuesday, March 26 at Creston High School we will be drawing Grand Rapid/ future at Community Forum #4 called "Guidelines for Change". • What will be the contents of the Master Plan! • How will proposed changes in the City happen and what will they look like! • Test community goals and apply the tools we have learned to four special areas of the City! • Have we listened? • After tomorrow, there will be only one citywide meeting left to provide input on the Plan! Make Plans! Join us on. ~ attrn<lanyPlanGrnnd Rapids Navcrnbc..r 15 at Ottawa Hills evenr. Question!.! Phont I li~h Srhool (south side ol u .. .. (616)456-3646 or llnd our Burton SC, bt""rwecn ~ neAA-lctter (in English an<l Kalamazoo & Plymouth). Spanish) at: \\ww.cl.grandEmrance is ADA .1cce-sihl<'. rapids.mi.us under Plannin~ E~nc 0, aiY.'a',':) v.-l'kOmC' to GRANO RAP'l[.6 Ocparonenr, Maste-r Phln. Plan On lt 1 Join us on Tuesday, March 26 at Creston High Sehool, 1720 P~LAN •.-.,'.;; Plainfield NE. Entrnnce is ~ w"w-w.ci.grand~raplds.mi.us ADA accessible. E...,,rvone look under the Planning is always wekomt> to ntte1,d GRAND RAJ'llli Department, Master Plan. THURSDAY, NOVEMBER 15, 2001 · 6:30-9PM OTIAWA lilLI.S H.S. - 2055 ROSEWOOD SE TUESDAY, MARCH 26, 2002 · 6:30~9PM CRESTON H.S. ~ 1720 PLAINFIELD NE ~ any Plan Grand Rapids event. Queuions? Phone ·;. 456-3646 or go to the web PLAN IT'SAPLAN! For the first time in 40 years, a new Draft Master Plan for the City of Grand Rapids will be unveiled to the public on TI1Ursday, September 12. • You are invited to th.: fifth and final Community Forum for Plan Grand Rapids. • Tell us what you think about the Draft Master Plan and Future Land Use map, both developed from ideas proposed by hundreds of Grand Rapidians! • You can also view the Draft Master Plan at www.ci.grand-rapids.mi.us, City Planning Dept. and librar ies. ITS A PLAN' Join us on ~ begins at 5PM, Master Plan Thursday, September 12 at presentation at 6PM the Van Andel Museum •;f1~·; ·;. Entranc-e is ADA accessible. Center, Public Museum of ~ Everyone is always welcome Grand Rapids, 272 Pearl to attend. Questions? Street NW. Open house ORANDRAPI.C6 Phone (616)456-3031. PLAN TIIURSDAY, SEPTEMBER 12, 2002 · 5-7PM PUBilC MUSEUM OF GRAND RAPIDS · 272 PEARL SI: NW Community Forum # 3 Community Forum # 4 Community Forum #5 Tasks: Review and discuss modifications to the concepts for change draft plan (suggested in area-specific work hops). (November 2001) Tasks: Help to define the parameters for a series of four special studies that wou ld illustrate how preliminary plan recommendations could be applied. (March 2002) Tasks: Review/ comment on draft master plan recommendations, objectives and policies; sample development guidelines and implementation recommendations. (September 2002) • Page 9 • Plan Grand Rapids • Introduction - Chapter 1 �1.5 .3 , Neighborhood and Business Associations Updcites on the Plan were broadcast on numerous tele, 1ision and radio stations. crrY OF l3FIANO ~ 1.5 .4 , Public Relations llastel'Plan A broad variety of tools and techniques were utilized to inform the public about the master plan and to solicit their involvement. The goal of the planning process was to ensure that everyone within the city had the opportunity to participate and be heard. Listed below are a number of the methods used to increase public awareness. Mam Mosle<Plan eoom, .. Oweech Meetings Pt.ticatioos "'°"'"' -nMO'I CffYttlMtU - Within the City of Grand Rapids there are more than 30 neighborhood associations and 20 business associations. Community Development Block Grant (CDBG) monies supported the involvement of these organizations by funding staff time, copying costs, newsletters and meeting supplies. The involvement of these groups proved to be invaluable. The knowledge and experience of community organizers and Neighborhood Business Specialists Program staff allowed the public to become more informed about the master plan and increased levels of public involvement in the planning process. Regular meetings were held with organizers to provide updates, receive feedback and obtain their opinions on next steps in the process. \/ltff'OH t f f Y ~ COlffilll."TU. ~ UU-HtWlt 11ll>'S , _ .,...,.,u ..:J A Plan Grand Rapids website was developed that provided a complete digital information resource regarding the Master Plan. Plan Grand Rapids Newsletter - Four newsletter issues were released during the process to inform the community about upcoming meetings and where to find information. They also provided a feedback loop about what the consultant team/planning staff had learned during each particular planning phase. News Coverage - Clare Wade Communications, Inc. worked with various media contacts and developed press releases and calendar listings. Master Plan articles appeared in the Grand Rapids Press, Advance, El Pulso Latino, Grand Rapids Times, The Paper, Chapter 1 - Introduction • Plan Grand Rapids • Page 10 • Grand Rapids Business Journal, MiBIZ and Grand Rapids Magazine. ln addition, tories concerning the plan were broadcast on numerous television and radio stations. Advertisements -All major planning events were advertised in the Grand Rapids Press. Ads also appeared in the Advance, Grand Rapids Times, El Pulso L-itino, El Vocero and El Hispano. A public service announcement, broadcast on major networks, was aired prior to Community Forum #3. In addition, billboards were used to advertise forums. Grand Rapids Information Network - Five video segments that described the planning process were developed and aired on the City of Grand Rapids' cable broadcast channel, the Grand Rapids Information Network (GRIN), on a bi-weekly basis. Minority Outreach - Special efforts were made to reach out to the L-itino and African-American communities of the city. Bilingual materials were developed, translators made available and special meetings held with a group of Spanish speaking women, called Mujeres Unidas. Special meetings and presentations were held in predominately African-American churches and neighborhoods; flyers and posters were used to increase awareness. Libraries - A binder containing critical master plan information was provided at each of the seven Grand Rapids Public Library locations. Website - A Plan Grand Rapids website was developed that provided a complete digital information resource regarding the Master Plan. Master Plan Committee minutes, scope of work, project schedule, press releases, newsletters, community meeting notes, community forum results and documents prepared as part of the planning process (such as the Concept Plan Workbook) were posted on the web. �1~6 -- Summary Task Descriptions Tasks in the first three planning phases served as building blocks that defined the direction, development and refinement of the Master Plan's content. Each of these tasks is briefly described below and key findings are summarized. Figure l.c - Putting the Pieces Together: Housing Diversity - Page 11 illustrates how one idea - housing diversity - was developed through the sequence of tasks. 0 Figure Le , Putting the Pieces Together: Housing Diversity How one idea has been developed through the steps of the planning process: Winter 2000 Issues/Beliefs "Housing choices should be made available to people of different income levels and ages." Vision (Forum #1) Spring 2001 "A city with a diverse base of housing rhar integrates housing for people of all incomes." 1.6.1 .. Phase 1: Issues and Opportunities Integrated Vision "Grand Rapids' neighborhoods will provide a variety of housing choices to appeal to the varied tastes and lifestyles of its diverse citizenry. Many neighborhoods will be especially proud of rhe mix of housing they pro- SWOT Analyses City Planning Department staff, Neighborhood Business Specialists Program staff and neighborhood organizers facilitated 120 meetings with residents and business owners across the city to identify .strengths, weaknesses, Qpportunities and threats (SWOT). This information was summarized into a series of beliefs (strengths and opportunities) and issues (weaknesses and threats) under 11 topic headings 3 : vide for people of a variety of incomes and lifecycle stages." Opportunities for Change (Forum #2) • Undeveloped land • Vacant/infill sites • Adaptive reuse of existing land • Upper stories of business district buildings Fall 2001 -Concept Plan Workbook (Forum #3) • sustainable environmental design; • Great Neighborhoods: Neighborhood choice, preservation tools • Population Growth: Alternative housing models • Balanced Transportation: Mixed-use, transit-oriented centers • what makes great older neighborhoods; • Mixed-Use: Community character types • what makes great newer neighborhoods; • Economy: Housing choice • housing choices; Winter 2002 • diversity; Development Guidelines • business/ job opportunities; • Mixed-Use Development • neighborhood businesses; • getting places/ moving people; • streets, alleys and sidewalks; • parks and green spaces; • Higher Quality Higher Densiry Housing Spring 2002 • Special Studies (Forum #4) • South Division Corridor • Plainfield/Leonard • 28th/ Division • regional responsibility. • West Side (Seward ro River) 1The su m m,1 ry of hd icfa fo r Ci\..:h of chcs1.' topics is presenrcJ in sul,sCc'\)uenr "t heme" ch.tpten,. • Page 1 I • Plan Grand Rapids • Introduction - Chapter 1 �Community Profile The consultant team prepared a profile of existing and projected conditions to provide an expanded perspective on the issues and opportunities facing Grand Rapids. This information is documented in a separate volume (Community Profile, July 2001) and addresses the following topics. Regional issues are identified in the Community Profile. Regional Context - A regional plan of future land use prepared by the Grand Valley Metropolitan Council (GVMC) and the major themes of GVMC's 1994 Blueprint Report are described. Additional regional is-sues are identified: economic polarization; population growth patterns and urban sprawl; transportation planning; water and sewer service; the environment; the Grand River; stormwater management. Existing Land Use - This section provides a statistical profile of existing land use in Grand Rapids, describes existing land use patterns and compares existing land use with zoning. Ten key land use is-sues - from the future use of vacant lands to the revitalization of older neighborhoods and commercial corridors - are identified. Community Character - Five existing neighborhood types are identified based on development patterns and visual character. These character typologies are described and mapped. Utilities - This section provides an overview of the city's sanitary sewer system, water system, stormwater management system and solid waste disposal. As noted earlier, the city's sewer and water master plan is being updated. Demographics - This section discusses trends for population and households, employment and industry, development and property taxes and retail sales and potential. 4 ~At rh c time this t\l;l.lu:nion was undertaken only limited in fo rm:uion wa.., avatlabll! frnm chc 2(X)Q U.S. Census. Chapter 1 - Introduction • Plan Grand Rapids Environment- Information on natural resources and sensitive environmental areas within the city's bound- • Page 12 • aries is extremely limited. Tb.is section suggests three major environmental themes: urban sprawl, stormwater management and greenway planning/ stream corridor protection. Transportation - An overview of the transportation network and long-range transportation planning, in the Greater Grand Rapids Area - including streets and highways, public transit, air, rail, bicycle and pedestrian systems - is provided. Recreation - This section provides an inventory of recreation facilities and programs; national park and recreation planning standards; and existing recreation planning efforts as inputs to an update of the Grand Rapids Park & Recreation Master Plan that was prepared concurrent with this plan. 1~6~2 , Phase 2: Opportunities for Change Visions At the initial community forum, the summaries of beliefs and issues were reviewed and additions were encouraged. Participants selected a topic to work on and prioritized its beliefs and issues. Then they developed statements and images that described a vision, or preferred future, for Grand Rapids. The vision statements developed at Community Forum #l addressed the following issues: • urban sprawl; • balanced transportation; • automobile alternatives; • energy use and waste minimization; • pedestrian friendly streets and neighborhoods; • absentee landlords; • code enforcement; • housing choice; �• neighborhood appearance; • speeding traffic/traffic calming; • litter and trash; Figure 1.d , Opportunities for Change: Neighborhoods • youth and minority representation in business/ neighborhood organizations; 3MILE_ I -----.. •-·1 Li r-..i • uncertainty concerning reuse of business/ institutional buildings; • job opportunities; r-·i ,I., • alleys, street paving and maintenance; 'J • fac;:ade design in business areas; .,- i • quality of neighborhood schools. i. .. L.... • l ... _,.,_.,,j KNAPP ....! i L-~-1 t,,,,,._t ! ;_,., i•.. - ... - .•- .. _ .. _ .. ,l L • recreation opportunities for youth; • park design for usability; and i.-"L.L..., ! I • walkable business districts; • green space as gathering places and to protect natural resources; i l • vacant/underutilized buildings and land; • streetscapes; : 3MILE • crime/drug activity; • parking enforcement; 4MLE --·•...-... This change map (one of six) represents areas of change for neighborhoods, as identified by the community. --2°BFUEN ,. j - i i j I ,-··-·_; ! Mapping Locations Participants at seven area-specific meetings across the city identified and mapped nearly 400 specific opportunities for change that were combined into citywide maps and tables listing anticipated, desired or feared changes in six categories: - • neighborhoods; - • neighborhood business districts; • neighborhood centers (addressing both neighborhoods and business districts); • economy; • transportation; and • parks and green spaces. OPPORTUNITIES FOR CHANGE -+--t- EXISTING AAIL TAADmONAL BUSINESS AREAS '._ ~ POTENTIAL CENTER • NEIGHBORHOOD CENTER 36TH • - VIUAGE CENTER 2 !I tJ, SUB · REGIONAL CENTER ~--- r--1- ~~ 44T.!:!_ I ! - - - -~-L-·- -·- -·~·~1'!........ I • Page 13 • -- - - Plan Grand Rapids • Introduction - Chapter 1 �• At each meeting, participants were asked to identify the top priority change opportunities in each category. This information was synthesized into more general types of opportunities for change for discussion at Community Forum #2. Here, participants confirmed (and added to) the types of opportunities for change and identified those considered most important to the future of the city. The results are summarized below. • Manage institutional growth for neighborhood compatibility. Transportation • Provide transit improvements. • Provide bike improvements. • Protect, sustain and revitalize neighborhoods. • Provide pedestrian improvements. • Improve compatibility between residential and non-residential uses. • Provide traffic calming. Parks and Green Space • Preserve natural/green areas. • Encourage appropriate infill housing in older neighborhoods. • Preserve existing parks. Neighborhood Business Districts/Centers • Create pedestrian and bike connections • Establish/preserve public spaces. This information helped to give focus to both the concepts for change and guidelines tasks (see below). • Reuse specific buildings for retail or other business use. • Encourage building repair, renovation and fac;:ade improvement. • Adaptively reuse commercial buildings for office, housing or mixed-use. • Emphasize traditional business district character. • Expand parking and improve its appearance. Economy • Make the Grand River a centerpiece of the economy (for example, by the addition of housing and mixed-use). Chapter 1 - Introduction • Plan Grand Rapids • Support small business. Neighborhoods • Address possible school closings and building/ property reuse. People from throughout the city came to Community Fomm #2 at Union High School to discuss Opportunities for Change. • Convert existing industrial, commercial and institutional buildings to alternative uses. • Page 14 • • Maintain existing parks. 1.6.3 .. Phase 3: Concepts for Change Ten outreach meetings were held across the city to present preliminary ideas for translating the community's vision and priority opportunities for change into a citywide approach to future land use and transportation. A workbook describing and illustrating seven basic concepts (Figure l.c - Concepts Page 15) was cl istributed in advance of the workshops. These concepts were intended to be bold, to spur discussion and begin debate; they include: �Great Neighborhoods - All Grand Rapids neighbor- • hoods can be places where people choose to live not leave. Figure 1.e .. Concepts • Components of the ideal neighborhood. • Three broad neighborhood types in Grand Rapids. • Neighborhood conditions and related preservation/ revi tali zation too ls. Population Growth - Grand Rapids can accommodate a growing population, but goals for population growth and related housing strategies are needed. • The opportunities (from vacant land to infill). • The benefits of growth. • Alternative housing types and densities. Balanced Transportation ~ ~ --------------- ~ ~ The Grand River System Balanced Transportation - We can create a more balanced transportation system emphasizing improved transit service, walkability and connectivity. Adopting a transit-oriented, mixed-use development approach to creating neighborhood, village and subregional centers can be a major step in acting on this commitment. A Diverse, Sustainable Economy • Regional transit planning. • Location of job centers. Mixed Use • Transit-oriented mixed-use centers. • Possible hierarchy of mixed-use centers. Great Neighborhoods Mixed-Use - Mixed-use development can make our city more walkable, convenient, diverse and vital - if we provide standards that demand a high quality of design and management. • Benefits of mixed-use. • Varying scales of areas. • Neighborhood character types, a basis for urban form guidelines. • Page 15 • Plan Grand Rapids • Introduction - Chapter 1 �Figure 1.f .. Draft Concept Plan: Suggested Plan Changes The Grand River System - The Grand River can be re-emphasized as the key to understanding the city's past and planning its future . • Riverfront land use changes to open space and mixed-use. r • US-131 connections. • Primary open space network. A Diverse, Sustainable Economy - Job creating/revenue producing initiatives can be balanced with quality of life/revenue consuming initiatives to ensure a diverse economy and fiscal sustainability. • Mixed-use. --- -. • Industrial use. • Education and health care. _I • Housing choice. • Quality of life. Regional Interface - The interelationship between the city and the region can be recognized in all planning decisions. • Urban Metro Subregion meetings. At Community Forum #3, Concept Plan changes suggested in the preceding workshops were reviewed and confirmed (Figure l.f - Draft Concept Plan: Suggested Plan Changes - Page 16 and Community Response to Concept Plan Workbook sidebar - Page 17).These changes were incorporated in preparing a draft future land use map and plan text. Unmapped suggested plan changes • Connect the South Beltline to 1-196 to the west of the city to reduce traffic on West Michigan Drive. • Add proposed bike routes/bike plan. • Identify and propose irtl)rovements to city gateways. '' : ~ - Cff"'- □ ~I= D M1w-v,,,. D D ~ ex1~=~·· 0 C-~Cltio~S..,~ kr...,p,,Sptc,,,-J~ m.Lido.ir"'-1 Tni.d,~ ~111,.-,'> o,6rrlet 12) ~f..,..,..i~ T~ ne,,.,. l/i."~C.,,.,100 y~~~vTCC =•·3 - ~~:ll{Rti-ttl%~·~ Chapter 1 - Introduction • Plan Grand Rapids t"' """"'1tc.- Ex,~l'..P~'-1::i f•,"P',..,;r.,;.,./q.,,~ • Page 16 • • • Ill . �Balanced Transportation • Promoting people-centered, rather than car-centered de\'elopment patterns (walkability). • Emphasizing transit. PLAN GRAND RAPIDS Community Response to Concept Plan Workbook Overall, the community's response to the concepts for change workbook was very positive, but important revisions to the concept plan (a preliminary draft of the official Future Land Use Map) were also identified. © In general, the community liked the following ideas: Great Neighborhoods • Maintaining a choice 111 neighborhood types. • The idea of tying neighborhood self-assessments of physical condition to suggested preservation/ revitalization tools and strategies (including restricting conversions of single-family homes to multifamily occupancy). Developing guidelines for renovation and new development that ensure compatibility with the character of the existing neighborhood context. ~ 'cl There was divided opinion about other ideas: Population Growth • Pursuing the concept of transit-oriented, mixed-use development. • Capitalizing on vacant land, unassembled large lots and agricultural land to accommodate population growth and expand housing choices. • Creating boulevards on 28'h Street and Michigan Street. • The benefits and costs of population growth. Mixed-Use • Concern about growing for growth's sake without improving quality of life. • Encouraging a mix of uses (and a mix of housing types, resident ages and incomes) in mo t neighborhoods. The Grand River • Developing "urban form" rules and performance standards ro promote compatibility with context and among the use mix. • Planning for the eventual re-design of US-131 as an at· grade, urban parkway to reconnect the West Side to the Grand River Emphasizing mixed-use in areas that are already predominantly non-residential. Grand River System • A transition from industry and heavy commercial to open space and mixed-use on the riverfront. • The creation of a framework of greenways and trails. • Adding parks and open spaces. Diverse, Sustainable Economy • Restructuring land use along the 28 th Street corridor to include housing and more green space and to improve walkability. • Planning for the future growth of educational and health care anchors. • Expanding housing choice. Regional Interface • Cooperation on regional transportation, utilities, economic development, environmental and land use issues to control sprawl. ® People didn't like the following ideas: Population Growth • Expanding medium-density residential and institutional development on the south side of Knapp, east of Ball. • Incorporating medium-low-density and medium-density residential development around proposed neighborhoodscale transit-oriented developments at Leonard and Plymouth (northeast) and Lake Michigan Drive and Collindale (northwest). Balanced Transportation/ Diverse, Sustainable Economy • Extending Plymouth Road to connect to Knapp, north of Leonard and extending Ball to connect between Aberdeen and 3 Mile. • Planning for the future expansion of industrial use along South Division and on Michigan east of the East Beltline. • Meeting with neighboring jurisdictions on shared planning issues. • Page 17 • Plan Grand Rapids • Introduction - Chapter 1 �1.6.4 - Phase 4: Guidelines for Change Sample Development Guidelines Throughout the planning process, it was clear that people in Grand Rapids were as concerned about the quality and character of development as they were about what kinds of uses and densities were proposed for different locations. As a result, it was agreed that the preparation of sample development guidelines should be included in the Master Plan. Feedback from the second and third forums helped to define priority topics for this task. These topics included: Mixed-Use - how to maximize the compatibility between different uses, densities and building types. Four situations were addressed in the context of the city's older neighborhoods: Sample development guidelines illustrate how to increase compatibility and preserve neighborhood character. • infill development and parking in a traditional business area; • institutional mixed-use; • industrial mixed-use; and • reuse of a school site. In addition, guidelines were recommended for improving the visual quality and walkability of autooriented strip commercial development. Higher Quality, Higher Density Residential Development - how to encourage medium- and high-density residential development that is located and designed to complement existing development patterns. Green Space in the Central City - how to provide more green space in already developed areas. Preliminary materials were developed and used as the basis for discussion in a one-day workshop. Nearly 100 people participated in shaping the content of the guidelines (See Chapter 10 - Development Character - Page 117). Chapter 1 - Introduction • Plan Grand Rapids • Page 18 • Special Studies Four specific locations within the city were selected for special study to illustrate and test how concepts for change and sample guidelines might be applied in preparing more detailed development plans. These selected special study locations are listed below. South Division Avenue and 28 th Street - This special study illustrated how an auto-oriented commercial intersection could be redeveloped as a mixed-use, transit-oriented development (mixed-use center) at a village scale. Two alternatives were developed to illustrate future development potentials if the existing rail line was abandoned and if it was retained. Plainfield Avenue and Leonard Street - This special study also illustrated how an auto-oriented commercial area can be re-structured as a mixed-use, transit-oriented development. This area connects new mixed-use development in the North Monroe area (south) to the Creston Business District (north). Improved pedestrian/bicycle connections between the Grand River, adjacent mixed-use areas and inland neighborhoods were also illustrated. West Side/ Seward Avenue. This special study illustrated how the Near West Side could be reconnected to the Grand River without major reconstruction of US-131. In addition, it suggests how new mixed-use development, both on the riverfront and inland, can be structured to capitalize on these improvements, as well as reinvestments in Downtown. and the North Monroe area. South Division Avenue - This special study illustrated how South Division Avenue, between Wealthy Street and the Cottage Grove industrial corridor, could be restructured to: • create a neighborhood-scale mixed-use, transitoriented center at Division and Franklin; • improve Campau Commons public housing area; �• reconnect the residential areas located to the west of Division to the balance of the South East Community Association (SECA) neighborhood to encourage reinvestment; • provide transitions between industrial and residential areas; and • create a gateway to Downtown. The special studies were reviewed by stakeholders in each area. In general, the illustrative ideas were well received. In the South Division area, however, neither business or resident groups supported the ideas illustrated in the special study drawing. As a result, this special study has not been included in the Master Plan supplement. (The three remaining special studies, and the comments received on them, are presented in Supplement B). South Division Avenue and 28th Street Special. Study (above) and Plainfield Avenue and Leonard Street Special Study (riglu). j • Page 19 • Plan Grand Rapids • Introduction - Chapter 1 �1~ 7 ~ Participants Community involvement has been a cornerstone of the planning process and many people have played a role in the preparation of the Master Plan. Citizens The Master Plan process was based on community participation. Residents, business people, employers, property owners, developers and representatives of area institutions and non-profit organizations participated in area-specific workshops, focus groups and citywide Community Forums. Over one thousand people who gave their time, energy and insight in shaping of content of the Master Plan are listed in the acknowledgement section of this plan. Master Plan Committee Members of the Master Plan Committee, chaired by Jack Hoffman and co-chaired by Eva Aguirre Cooper and Dr. Rick Sullivan, provided countless hours of volunteer time over the 30 months during which the study process was planned and conducted; and draft materials were prepared, reviewed and revised. Their expertise and varying perspectives provided valuable guidance throughout the planning process. Planning Commission Three Planning Commissioners served on the Master Plan Committee and city staff briefed the Planning Commission as a whole at regular intervals on the progress of the planning process. City Staff Planning Department and the Parks and Recreation Department staff played especially important roles in the planning process. In addition, all city employees were invited to participate in regular management forums to discuss the progress of the Master Plan. Chapter 1 - Introduction • Plan Grand Rapids • Page 20 • Consultants A team of consultants with extensive professional experience in community planning, urban design, neighborhood improvement, meeting facilitation and media relations provided technical assistance throughout the planning process. The consultant team was lead by SmithGroup ]JR of Ann Arbor and Wade-Trim of Taylor MI. Funders The Grand Rapids Master Plan was funded by a grant from the Frey Foundation (with grant administration provided by The Right Place Program) and the City of Grand Rapids. 1~8 ~ Plan Review and Adoption In August, 2002 a Draft Master Plan was released for public review and comment. A copy of the Executive Summary was mailed to everyone who participated in earlier phases of the planning process, and copies of the full text were available for review at many locations. Participants were also invited to attend a final community-wide forum. The participants attending the forum provided feedback to facilitators and were asked to complete a comment card. On September 26, 2002, the Grand Rapids Planning Commission held a public hearing on the Draft Master Plan. About eighty people attended. For each comment received, a formal response was provided and several changes incorporated into the plan. The revised Master Plan was presented to the Planning Commission and, as authorized by Public Act 285 of 1931 and Chapter 62 of the city code, adopted by the Grand Rapids Planning Commission on November 14, 2002 as the Master Plan for the City of Grand Rapids. �Overview-+--~ Figure 2.a .. Future Land Use Introduction _ _ _ _µ 3.!!!M~lE:.....-__/ The Master Plan establishes the type, character and density of development that is appropriate m different areas of the community, including O'BRIEN where new development might occur and where resources should be directed to revitalize or reuse already developed areas. It also provides a framework for identifying important natural and cultural resources MEDIUM LOW DENSITY RESIDENTIAL - MEDIUM DENSITY RESIDENTIAL - HIGH DENSITY RESIDENTIAL - OOMMEFCIAL - OFFICE - MIXEDUSE to be protected and for determining what public investments in streets and other DOWNTOWN - TRAD A - Near Downtown B - RI\/Brfront C - Near Downtown Institutions D - Corridor Residential and TBA Connectors (see text) E - Commercial infrastructure will be needed. - INDUSTRIAL :_ ', POTENTIAL CENTER • NEIGHBORHOODCENTER • - VILLAGE CENTER SUB- REGIONAL CENTER INSITTUTIONAL 44TH - I PARKS/ CEMlcTERIES I • Page 2 I • Plan Grand Rapids • Overview - Chapter 2 �--- ---- 2~2 -- Plan Contents The Master Plan contains both text and graphics to present the visions, objectives and policies that are used to guide the growth and development of the community. A series of Figures (maps, images and tables) are included to illustrate how written recommendations should be translated into future land use and transportation patterns. Important maps include: • Future Land Use Map (see Figure 2.a - Page 21) Process The Master Plan process was designed to maximize community involvement and to gain consensus on Plan recommendations. Community parti, • Transportation Framework Plan: Transit (see Figure 6.b - Page 79) • Transportation Framework Plan: Streets (see Figure 6.c - Page 80) • Open Space Framework Plan (see Figure 7.c - Page 95) While these recommendations are presented on separate maps for clarity and readability, they are interrelated and should be considered cumulative. cipation was structured to balance the need to take the planning process to the people and the need to bring people from across the city together to share perspectives and confirm citywide directions at key milestones. In each step of the planning process, community input helped to define the direction and refine the content of the Master Plan. Chapter 2 - Overview • Plan Grand Rapids 2~3 -- Future Land Use Map The Future Land Use Map (Page 21) is the most complex of the maps included in the Master Plan. lt presents the geographic framework for realizing the development themes described throughout the plan, and illustrates: • • • • • generalized lan<l use; residential density; mixed-use areas; traditional business areas; and neighborhood, village and sub-regional centers. • Page 22 • It is important to note that the Future Land Use Map illustrates general development patterns and is not intended to define land use on a lot-by-lot basis. These more detailed land use decisions will be made as the city's Zoning Ordinance is revised in response to the Master Plan. Many Grand Rapids neighborhoods are strengthened by the diversity of uses contained within them. Smaller scale non-residential uses can co-exist compatibly with housing. For this reason, institutional uses, like neighborhood schools and churches, have only been identified if they occupy an area greater than about three acres. Similarly, a number of minor commercial areas are not shown on the Future Land Use Map. While these areas offer important neighborhood services, and opportunities for business growth and employment, great care must be taken to insure that the scale of development in these areas is compatible with the character of the traditional development pattern in the neighborhood. The Future Land Use Map illustrates: Residential Areas - Areas where the predominant land use should be residential in character. These areas are also mapped by density, as follows: • • • • Low-Density ...... ......... Less than 5 units per acre Medium Low-Density ...... 5 to 9.9 units per acre Medium-Density ........... 10 to 14.9 units per acre High-Density .............. 15 units per acre or more. For additional information on residential densities, see Chapter 3- Great Neighborhoods - Page 27. Mixed-Use Areas - Areas that are suited for a mixture of uses rather than a single use. These areas are mapped according to the following functional classifications: �A. Near Downtown B. Riverfront C. Downtown and Near-Downtown Institutions D.Corridor Residential and Traditional Business Area (TBA) Connectors E. Commercial Mixed-Use Areas For additional information on mixed-use areas, see Chapter 3- Great Neighborhoods - Page 27, Chapter 4 Vital Business Districts - Page 4 7, and Chapter 5-A Strong Economy - Page 63. Traditional Business Areas - Existing commercial areas that can be organized as compact retail/mixeduse cores linked by higher density residential/mixeduse connectors and are designed at the neighborhood scale. For additional information on traditional business areas, see Chapter 4 - Vital Business Districts - Page 47. Mixed-Use Centers - Areas designed to encourage the restructuring of existing commercial areas as compact, walkable centers that include a mix of commercial, civic and residential uses and serve as a focus of a neighborhood or larger market area. • Neighborhood Centers • Village Centers • Sub-Regional Centers For additional information on mixed-use centers, see Chapter 3 - Great Neighborhoods - Page 27, and Chapter 4 - Vital Business Districts - Page 47. Other Areas - Areas where the predominant land use is either commercial, office, industrial or institutional in character and which serve their respective traditional functions. The scale of the symbols used to depict traditional business areas and mixed-use centers are intended to indicate the classification and function of the area and not the size of the area so designated. The text of the plan and additional area-specific plans should determine the exact boundaries of these areas. Encouraging a mix of uses in some parts of the city is a critical plan recommendation that addresses many of the seven themes. The development objectives that apply to all mixed-use districts are presented in Figure 3.g - Development Objectives for AH Mixed-Use Areas - Page 37 and a description of the purpose and recommended uses for several types of mixed-use development are presented in Figure 3.h - Purpose, Recommended Uses and Special Considerations for MixedUse Areas - Page 38 and Figure 4.b - Hierarchy of MixedUse Centers - Page 56. More information about each of these land use classifications is contained in the subsequent chapters. • Page 23 • View of the West Side of Grand Rapids looking towards Downtown. Plan Grand Rapids • Overview - Chapter 2 �with the objectives of improving transit, making streets more walkable and creating a system of bike routes. The visions, objectives and policies presented in Chapters 3 through 9 present the Master Plan recommendations organized around seven themes: Great Neighborhoods Great neighborhoods are the foundation of a great city; they are the physical and social expressions of community. Every neighborhood can be a great neighborhood by building on its own assets and special character. 0 Vital Business Districts Vital business districts are critical components of a livable city and a strong economy. Great neighborhoods and vital business districts also go hand-in-hand; one cannot succeed without the success of the other. The choices that are made in locating and designing business districts are also important factors in creating a walkable city and supporting transit. G 1 Photo courtesy of ArtWorks Expanded Visions 2001 youth apprenticeship program. A Strong Economy City government must help to foster a strong economy so that Grand Rapids' residents prosper, and revenues needed to provide important urban services and amenities are available. The citizens of Grand Rapids recognize the importance of continuing business and institutional investment, but seek to balance economic growth with priorities for neighborhoods, the environment and the quality of development. 0 Balanced Transportation 1ArtWorks photos arc hein~ used in Chapters 3-9 of the Master Plan to illw1rrntl' rhc: Jiver::;iry an<l vitality of our city's ncighborho<xls. ArtWorks, a nonprofo organization, employs yuurh ages 14 to 21 in year round arts-related WlHk experiences. ArtWorks parmers wich local :ms organlzations ro hire profoSliion.il artists and yourh ages J4 to 21 to produce artwork for public in!:,tallation, performance and publication an<l for sale through local galleriei;. The youth, callcJ apprentice ~rtists, have a unique opporrunity to earn a payrhec:;k by creating original visual, e Grand Rapids' citizens support the coordination of transportation and land use decisions to reduce dependence on the automobile, provide choice in travel modes and to balance the needs for automobile and truck access literary, media and performing: arc. Chapter 2 - Overview • Plan Grand Rapids • Page 24 • A City that Enriches Our Lives e The quality of life in Grand Rapids plays an important role in determining whether people will choose to live, shop, work and spend leisure time in the city. Many factors influence quality of life, including schools, environmental quality, open space and recreation and the attractiveness of the built environment. The Master Plan focuses on the Grand River, open space, the city's heritage and urban design as important quality of life considerations. A City in Balance with Nature People in Grand Rapids support planning approaches that protect natural resources, capitalize on existing infrastructure and honor the principles of Smart Growth. This chapter highlights plan recommendations that provide an alternative to sprawl, promote balanced transportation, protect valued natural resources and better manage stormwater runoff. 0 Partnerships The planning policies that guide development in the metropolitan region will significantly influence Grand Rapids' success in achieving important planning objectives. In addition, collaboration among city departments, residents, property owners, businesses and institutions will be essential in bringing the Master Plan's recommendations to fruition. Both regional and community partnerships are needed. S �2~5 -- Development Character Because the quality and character of development is as important to the citizens of Grand Rapids as the overall patterns of future land use, Chapter 10 - Deve~ opment Character - Page 117 presents sample development guidelines. These guidelines address the following topics: • mixed-use; • higher quality and, higher density residential development; • green space in the central city. These guideline topics were selected from a much longer list of candidates suggested by community input throughout the master planning process. In part, the guideline examples were chosen to help clarify key master plan recommendations (mixed-use, alternative models for new housing development) and to augment others (open space network, walkable streets, stormwater management). The examples provi<le a template for developing guidelines on additional topics in the future. Among the most important of these additional topics are guidelines for protecting the valued characteristics of existing neighborhoods. As starting point for this effort, a preliminary map of five neighborhood types, with descriptions of their distinguishing characteristics, is provided in Chapter 10 - Development Character - · 2~6 -- AreaSpecific Plans Chapter 11 - Area-Specific Plans - Page 151 describes a recommended process for the development and approval of area-specific plans as potential future amendments to the Master Plan. These area-specific plans will build on the Master Plan recommendations to provide more detailed land use plans and development guidelines for proposed mixed-use areas. It is also anticipated that area-specific plans will be prepared for many of the city's neighborhoods, especially where revitalization is a priority. 2~ 7 -- Implementation Implementation will be achieved over an extended period through the cooperative efforts of the public, private and non-profit sectors. Chapter 12 - Implementation - Page 157 presents an Action Plan with 12 action items to achieve the promise of the Master Plan. The Grand River is an economic development and qualir;y of life asset. The Plan encourages a change in land u.se along the riverfront from industry to open space and mixed-use. l Page 117. The principals of urbanism are prot•iding new models for crearing mixeduse centers at the neighborhood, tii!lage and sub-regional scale. • Page 25 • Plan Grand Rapids • Overview - Chapter 2 �Great Neighborhoods 3 ~ 1 ~ Introduction Great neighborhoods are the foundation of a great city; they are the physical and social expressions of community. Grand Rapids' citizens are concerned about the physical quality of their neighborhoods the housing stock, convenience to shopping and services, streets, open spaces and overall appearance. But because it is the people who live in the city's neighborhoods who ultimately determine the sustainability of investments in brick and mortar, Grand Rapids' citizens are also concerned about the quality of public education, jobs and job training, strong neighborhood organi, zations and collaborative decision,making. • Page 27 • Plan Grand Rapids • Great Neighborhoods - Chapter 3 G) �3 .2.1 .,. Housing Diversity Grand Rapids' neighborhoods will provide a variety of housing choices to appeal to the varied tastes and lifestyles of its diverse citizenry. Downtown housing, lofts, second story apartments in neighborhood business areas, historic districts, older core city neighborhoods, single-family subdivisions, senior housing and newer apartment and condominium housing will all be available. Many neighborhoods will be especially proud of the mix of housing they provide for people of a variety incomes and lifecycle stages, as well as the availability of churches, parks, shopping and schools within easy walking distance. Why Are Great Neighborhoods Important? The citizens of Grand Rapids expressed the following beliefs in what makes a great neighborhood. • Diversity helps to build strong neighhorhoods. • Housing choices should be made available to people of different ages, ethnicity and incomt levels. • Neighborhoods should be convenient to shopping, jobs and other services. • Neighborhoods should have strong public and/ or private local schools. • It should be easy and comfortable for someone to take a walk in their neighborhood. • Neighborhoods should be blessed with strong local churches. • Neighborhoods should have a particular character and sryle of housing. • Strong, active associations should neighborhoods. represent • Neighborhoods should be good places to raise a family. • Good city services and facilities help build strong neighborhoods. • New homes should he built on vacant lots (where appropriate). • It is good when business people also live in the neighborhood. T he fundamental physical elements of an ideal neighborhood, that reinforces these beliefs, include walkable streets, human-scale blocks, a variety of housing choices, usable public space, an identifiable center and definable edges. Every neighborhood within the city has the potential to be "great". Some neighborhoods hold more of the pieces to the puzzle than others, yet with appropriate strategies and a clear vision for the future every neighborhood within the city can he a place of choice that offers a quality living environment. ---- G) Chapter 3 - Great Neighborhoods The Master Plan kick-off ei•ent was held at the Grand Rapids Public Museum. One of the first steps of the master plan process was to ask the citizens of Grand Rapids what they would like to see the city look like twenty years from now. At the first community forum more than 300 people came together to discuss the future of Grand Rapids. Their discussion was guided by the information gathered during a series of neighborhood and business association meetings and discussion guide responses collected in the first two months of the planning process. Eleven major categories summarized key issues and provided participants a variety of discussion topics from which to choose. The beliefs and issues used at the forum were developed from the strengths, weaknesses, opportunities and threats identified previously. Statements and images that described a vision, or preferred future, for Grand Rapids were then created by forum participants in small groups. The following visions emerged. • Plan Grand Rapids • Page 28 • •• •• •• •• • .. .. . .. ~ a, Topic: t,1ol-1'8il'\~ C,~.;Gc.~ -- ~ Issue: Lir,\1kl, J..;~ ,-.-#..-¼re f' ~, / L , c i ~ Q o1,11er.se . I.. ~ ~It# (KS~ ~ of hoi.ui ~ s-tJ kl +h:vt iri +e1=-t<;J hotA.6 i l1J .for- --~-o/;/e o-1- a f I incoMtS and <3e.ner11. ~ pricle i11 our Cc>JY1/111A. n i l:J. ~ ~ Vision Statement \ \ ·~ .--. .. . , , __..A I ' Picture/Symbol ; ; . . . . . ; ; . . ; . . . _ _ ; _ - - - ' - ' - - - - - - - - - Wade-Trim TNm �3.2.3 , Committed Home Owners, Landlords and Tenants Home ownership for all income, racial, ethnic and disability groups will increase in many neighborhoods that have low rates of owner occupancy. Effective affordable housing and homebuyer assistance programs will help first time owners to achieve the American Dream. Grand Rapids will succeed in ensuring that rental housing is also a neighborhood asset. Landlords in our city will be responsible business professionals who maintain their rental properties to provide safe and decent homes that are also viable investments. Both landlords and tenants will be actively involved in their neighborhoods. They will be recognized for, and proud of, the contributions they make to neighborhood quality. 3.2.2 .. Urban Heritage We will capitalize on the urban assets of our older neighborhoods to make them the location of choice for households of all sizes, ages, incomes and races. The architectural character, compatible mix of uses, convenience and walkability of these areas will be reinforced by rehabilitating existing homes and businesses and carefully designing new infill development. Housing codes will also be important to the success of older neighborhoods. Because standards for quality and maintenance will be clearly expressed, supported by consensus and equitably applied, they will inspire all property owners to invest in their neighborhoods and take pride in their unique characters and values. Ef't\~r ~ Vision Statement +.. m\Mfi~ ....,l ~t.nf"'~ ~ if\'iMWc,....,.."''"'Pi rc. 0 d,\,.-u~c. c.,,,.,,,.fiffl;+y; e11btoa·n~ - "''°""'"'"" •-,,-,. neifborin\l !'l'l\no,i+'I ~•"P' - ' M\p> en"',. es_.... 1 ........ ~ "" ....... ....., -+""'11 ~ ~o~-..,~ Vision Statement ~ ~(jj .~ ~ ;~ ~~~~( ( ,..-- 0, Pictu _ _ _S ........_--r-t---:fl+--,:-- • Page 29 • Wade--TiimTNm 3.2.4 .. Collaboration and Community Grand Rapids will be a city of inviting neighborhoods because caring and committed residents, landlords and business people will work together to maintain public safety, private property and public spaces to create an outstanding quality of life. Neighborhoodbased planning and collaborative problem-solving will inspire a sense of mutual respect, shared responsibility and pride within each of the city's neighborhoods. Partnerships between neighborhood residents, business people and institutional leaders will take much of the uncertainty and conflict out of planning for new development and the reuse of existing buildings. Plan Grand Rapids • Great Neighborhoods - Chapter 3 Q �3.2.5 .- Quality of Life '½. Dream of a Beautiful City - That is already on the way to realization... The Grand Rapids of the future, a city of convenient thoroughfares, handsome structures, sightly bridges and splendid river esplanade, a city which by virtue of its beauty and advantages will attract an ever increasing number of residents." Neighborhood streets and alleys will be well lit, safe and clean. We will emphasize the importance of people-friendly, tree-lined streets in our neighborhoods by slowing traffic, maintaining space for pedestrians and accommodating cyclists. The quality of the public realm - including streets and other gathering places - will allow residents to enjoy their neighborhoods and foster the informal social interaction that creates a sense of community. A Plan for the Future Growth of Grand Rapids. 1923 - Page 11. "People are the reason for the development of cities. People are the reason for the development of plans. A study of people, their attributes, their habits, their ethnic composition, their desires, their use of the natural resource of land and the relation of these land uses to each other forms the basis for any realistic development proposal. In developing the Master Plan, these considerations have been paramount. The end objective of the plan is to develop an environment conducive to the best distribution, density and movement of people in their daily pursuits. In short, the entire master plan seeks to develop a city for the people which will give them the maximum freedom and the minimum of control through a realistic appraisal of the needs of all the people." ~ Topic: ~ _ls_su_e_:_ _ _ _ _ _ _ __ Vision Statement 3.2.6 .- Quality Education Strong schools will also be a focus of community in our neighborhoods. Backed by residents, parents and businesses, the schools will provide clean, safe, upto-date buildings and equipment. We will make it a point to publicly honor the accomplishments of welltrained teachers and hard-working students; steadily improving achievement test scores will be a testament to our community-wide commitment to quality schools. Grand Rapids Master Plan, 1963 - Page 24. Posters are from the first Master Plan Community Forum held at Central High School in March 2001. Q Chapter 3 - Great Neighborhoods • Plan Grand Rapids • Page 30 • �3.3.1 . . A Competitive Housing Location Based on past trends, demographers predict that Grand Rapids will be home to a decreasing percentage of the region's households, and a decreased overall population, in the next 20 years - even though the region's population will continue to grow. The city needs a stable or growing population, and a balance of household incomes, for several important reasons. More Revenue - More people living in Grand Rapids means more income tax revenue. Each additional person also brings the city $150 in state revenue sharing annually. Moreover, a growing population drives a strong demand for housing and usually results in increased property values and property tax revenues. These revenues allow the city to provide important services and amenities. Grand Rapids has a dit,e-rse housing stock. 3~3 ~ Plan Recommendations Plan recommendations focus on: • making Grand Rapids a competitive housing location; • providing a choice of neighborhood types, each with an expanded range of housing opportunities; • coordinating the location of higher density residential development and transit routes; • encouraging continuous neighborhood reinvestment; and • improving walkability. Grand Rapids' Neighborhoods Grand Rapids neighborhoods offer people of all ages, incomes and lifestyles a broad array of choices. For the city ro remain healthy, it must compete with outlying suburbs for residents. There will always be a group of people who choose to live in a rural environment; surrounding townships and villages can provide this option. Many people, however, cite the benefits of urban living and find it attractive; including reduced commuting times, convenience, culntral events, affordability and sense of community. A variety of interesting demographic and housing trends have emerged withm past ten years, most notably: More Places to Shop - Residents provide the buying power within the city to support the kinds of retail and service offerings people would like to have in or located conveniently to - their neighborhoods (for example, grocery stores). • 72% of the households in the Grand Rapids metropolitan region are comprised of non-traditional households, including young adults, young married couples without children, single-parent families, empty nesrers and seniors. Stronger Schools - More households with children can help to support neighborhood schools. Better Transit - More people living within walking distance of transit can help to increase ridership and support expanded/ improved service. • 40 % of Americans living in an apartment do so by choice, nor because of financial situation. A More Sustainable Regional Growth Pattern Accommodating a greater proportion of the metropolitan region's growing population within existing developed areas means less sprawl and its associated impacts. Grand Rapids should take steps to ensure that the city increases its appeal within the larger metropolitan region as a residential location of choice for many • Page 31 • • Between 2000 and 2010, households without children are expected to grow by 19% nationally; nonfamily households will increase 17%; and the traditional family with children is expected to decrease by 3%. • Households earning $50,000 or more have been the fastest-growing segment of the apartment marker between 1997-2001. ,._ Plan Grand Rapids • Great Neighborhoods - Chapter 3 . Q �Housing diversity attracts man:y different types of households. • types of households. Like many other core cities, Grand Rapids is home to a disproportionate share of the region's lower income population. While quality affordable housing for these residents is essential, the city must also be able to attract middle and upper income residents to maintain a diverse population and a balance of household incomes. Because of its diversity, history, architecture, convenience and rich cultural and educational offerings, Grand Rapids has a competitive market advantage over the typical suburban subdivision in appealing to non-traditional households. These households, including young adults, young married couples without children, single-parent families, empty nesters and seniors, now make up almost 72% of the households in the Grand Rapids metropolitan region. By providing housing choices and neighborhood environments that appeal to these segments of the housing market, Grand Rapids can achieve a sustainable balance in household demographics. Grand Rapids can also strengthen its appeal to all households - and especially families - by ensuring that the city is safe, clean and green and by working to improve quality and choice in K-12 education. 3.3 .2 , A Choice of Neighborhood Types One of Grand Rapids' greatest assets is the choice of neighborhood types the city offers. The existing characters of these neighborhoods should be protected by encouraging new development (and rehabilitation of existing buildings) to maintain overall existing patterns of density and sensitivity to the existing context in site planning and architectural design. In addition, Grand Rapids should encourage new mixed-use development that distributes higher density housing in smaller increments throughout the city and offers housing choices with special appeal to non-traditional households of a range of incomes. G) Chapter 3 - Great Neighborhoods • Plan Grand Rapids • Page 32 • l Residential Densities Existing Densities - The predominant existing residential density in the city's older (pre-World War II) neighborhoods is medium-low (MLOR); however, significant areas have also been developed at medium (MOR) and high (HOR) residential densities. In contrast, the predominant existing residential density in newer neighborhoods (post-World War II) is low (LOR); but there are a substantial number of medium-low (MLOR), medium (MOR) and high (HOR) development areas in these neighborhoods, as well. These finer grain patterns of existing residential densities across the city are represented in Figure 3.a Residential Density Map - Page 33 and Figure 3.b - Residential Densities - Page 33. Proposed Densities - The Future Land Use Map (Figure 2.a - Page 21) generalizes the existing pattern of residential densities to make the map easier to read. This should not be interpreted to mean that reductions in existing residential densities in a particular neighborhood (or on a particular site) are recommended. Instead, the Master Plan proposes that overa II existing patterns of residential density be maintained and that all density transitions be incremental, rather than abrupt. The Master Plan recommends that older (preWorld War II) neighborhoods be protected and revi ta l ized, rather than encouraging wholesale redevelopment at higher densities. Similarly, in newer (post-World War II) neighborhoods, where development pressure on vacant and agricultural land and unassembled large parcels is likely to be felt in the future, new residential development is recommended at densities consistent with what exists today. This residential development must be located and planned to protect sensitive natural areas (see also Chapter 8 A City in Balance with Nature - Page 103). In proposed mixed-use areas, medium-low (MLOR), medium (MOR) and high (HOR) residential densities are �Figure 3.a .. Residential Densities Figure 3.b - Residential Density Categories Low-Density Residential (LOR) 1-4.9 dwelling units/acre Medium-Low-Density Residential (MLDR) 5-9.9 dwelling unzts/acre I : ,: ! ·: >,', / Residential Densities Medium-Density Residential (MDR) 10-14.9 dwelling units/acre Legend Non-residential 1-5 upa 1111 111110-15 llll 5-10 upa upa 15+upa . p ~ Boundary between preand post World War II neighborhoods High-Density Residential (HDR) 15 or more dwelling units/acre • Page 33 • Plan Grand Rapids • Great Neighborhoods , Chapter 3 Q �Figure 3.d, Pre,World War II Neighborhood G) Chapter 3 - Great Neighborhoods • anticipated, with an average medium residential den- • A mix of densities, and of rental and owner-occusity overall. It is important to note that, in almost all pied housing, can be a neighborhood asset; allowing cases, the higher density residential development in households to progress through life cycle stages proposed mixed-use areas will replace existing indus(single, young married, raising a family, empty nest trial and commercial uses, rather than encroaching and retired) while remaining in the same part of the on existing low-density housing. city. The way density and housing tenure are managed, however, makes a difference. For example, some older neighborhoods have experienced the converFigure 3.c, Residential Densities by sion of single-family home to multifamily occupancy. Neighborhood Type Where parking is inadequate to support this inNeighborhood Type LDR MLDR MOR HOR creased density and, especially, where landlords do Pre-World War II xx X not provide adequate management and maintenance X Post-World War II xx X X X of these rental properties, conversions often have a Mixed-Use X xx X destabilizing influence on property values. This can be compounded by the limited financial ability of XX- predominant overall density LOR - Low-Density Residential nearby retired and/or low income home owners to MLDR - Medium-Low-Density Residential provide the maintenance needed to keep homes in MOR - Medium-Density Residential good condition. HOR - High-Density Residential Neighborhoods with alleys are common in some --------+ - . pre-World War II neighborhoods of Grand Rapids. Pre--World War II Neighborhoods Alleys are key to the functioning of older and rediscovered new urban neighborhoods. The problem is Characteristics - Older (pre-World War II) neighborthat many alleys have been neglected or have fallen hoods offer pedestrian-scale, tree-lined streets; a fineinto relative disuse. The result is that alleys often grained mix of housing types and densities; appealing become unattractive, forgotten areas that accumuarchitecture and the convenience of nearby shopping late junk, become attractive for crime or are districts, civic institutions and job centers. These underutilized. Commerce and services that used to older neighborhoods generally have small blocks occur in alleys now take place in the streets. This defined by a grid pattern of streets (Figure 3.d - Preputs an unusual burden on the streets in front of World War II Neighborhood - Page 34). Most pre-war houses or businesses and contributes to the probneighborhoods include a range of residential densilems of overuse and overcrowding on the street~. ties. Medium- and high-density apartment buildings are often located at intersections on major streets, Recommendations - The Master Plan recommends with medium-density duplexes providing a transition that overall existing densities in pre-war neighborto single-family homes on small lots. Many pre-war hoods be maintained and that rehabilitation of exneighborhoods also include a mix of uses, with shops isting structures and new infill development be and other small businesses located on major streets. encouraged. Instead of converting single-family This mix of uses works well, as long as non-residenhomes to multifamily use, higher residential densitial uses are small in scale and maintain a clear peties should be incorporated in the pattern characterdestrian orientation. istic of older neighborhoods by locating small • Plan Grand Rapids • Page 34 • �apartment (or condominium) buildings on major streets. In some locations, where adequate parking is available, accessory units (known as "granny flats") may also be created on single family parcels. Finally, ample opportunities exist to add higher density housing in areas proposed for mixed-use in the city's older neighborhoods. These include traditional business areas and neighborhood and village mixed-use centers (see Mixed-Use Neighborhoods, below). To relieve the pressure on and "de-clutter" existing streets and the front yards of residential areas, reinforce alley usage and promote alley improvement projects. Alleys can play an important role to improve circulation and services for compact residential and commercial areas. An initial assessment of neighborhood character has identified three types of older neighborhoods in Grand Rapids: Turn-of-the-Century; Streetcar Suburb and Garden City Suburb. The approximate boundaries and distinguishing characteristics of each of these neighborhood types are illustrated in Figure 10.a - Neighborhood Character Types Map - Page 120 and Figure 10.b- Community Character Types - Page 121. This information provides a starting point for preparing design standards (mandatory) and/ or guidelines (advisory) that communicate expectations for the quality, character and compatibility of new development, and the rehabilitation of existing structures, in each type of neighborhood. Post,World War II Neighborhoods Characteristics - The city's newer (post-World War 11) neighborhoods present a more suburban lifestyle choice where housing, commercial and institutional uses are built at lower densities on larger lots with deeper setbacks. Larger areas are devoted to a single use or housing type and housing is more segregated from commercial and institutional uses. In post-war neighborhoods, blocks are generally larger, streets are wider and the street network is less connected with many cul-de-sacs; as a result, traffic tends to be concentrated on major streets rather than distributed in smaller volumes throughout the area (Figure 3.e Post-World War Il Neighborhood - Page 35). While the majority of residential development in post-war neighborhoods is low-density, they also include large medium and high-density housing complexes. These higher density developments can create a stark contrast to surrounding single family neighborhoods. They are most often treated as segregated pods that are buffered by substantial building setbacks and attached to a major street at a limited number of entrance points. For many people, the presence of these large high-density concentrations in single family areas has created a bias against higher density development and rental housing. Figure 3.e, Post,World War II Neighborhood Recommendations - The Master Plan recommends an alternative approach to providing an expanded range of housing choices and higher residential densities in post-war neighborhoods, without encroaching on existing single family areas. This approach recommends restructuring existing commercial areas as mixed-use centers that include retail, services, higher density housing and civic uses in a compact, walkable area located on a transit line (see Mixed-Use Neighborhoods - Page 36). Two types of post-war neighborhoods in Grand Rapids are illustrated in Figure 10.a - Neighborhood Character Types Map - Page 120 and Figure 10.b - Community Character Types - Page 121. Again, this information should be used as a starting point in preparing standards and/or guidelines that maintain overall patterns of density and scale in existing neighborhoods and promote compatibility in site planning and design. • Page 35 • Plan Grand Rapids • Great Neighborhoods - Chapter 3 Q �Figure 3.f - Mixed-Use Neighborhood Mixed-Use Neighborhoods Characteristics -A third neighborhood type is emerging in Grand Rapids. These are the areas in and near Downtown where commercial, institutional and industrial buildings and sites have been adaptively reused for a mix of housing, offices and retail (Figure 3.f - Mixed-Use Neighborhood - Page 36). The North Monroe and Heartside areas are examples of this mixed-use neighborhood type. Recommendations - The potential for new housing as a key component of mixed-use development extends far beyond the adaptive reuse of older buildings. The Master Plan recommends mixed-use development as the future land use pattern in a number of areas to capitalize on opportunities to: • Restructure existing commercial concentrations located on transit Unes in both pre- and post-war neighborhoods as compact, walkable mixed-use centers (shown as neighborhood, village and subregional centers in Figure 2.a - Future Land Use Map - Page 21). See also, Chapter 4 - Vital Business Districts - Page 4 7. • Enhance the vitality of older strip commercial areas (shown as traditional business areas in Figure 2.a - Future Land Use Map - Page 21). See also, Chapter 4 - Vital Business Districts - Page 47. • Transform near downtown and riverfront areas, now dominated by industrial and heavy commercial development (shown as mixed-use in Figure 2.a - Future Land Use Map - Page 21). See also, Chapter 5 - A Strong Economy - Page 63 and Chapter 7 -A City that Enriches Our Lives - Page 89. • Plan for institutional expansion on Downtown's edges in a way that provides more compatible transitions to existing neighborhoods in use intensity and building scale. See also, Chapter 5 A Strong Economy - Page 63. Q Chapter 3 - Great Neighborhoods • Plan Grand Rapids • Page 36 • This mixed-use neighborhood approach will encourage the distribution of higher density and rental housing for a range of incomes (including affordable housing) in smaller concentrations throughout the city. It will also allow more compatible transitions in use and intensity to be established between commercial uses and existing lower density single family development. In addition, it will help to concentrate travel origins and destinations within easy walking distance of transit routes to support more effective operation and improved service (see also, Chapter 6 Balanced Transportation - Page 75). Encouraging mixed-use development is a critical part of the equation for creating a human scale, walkable and transit-supportive city. But it cannot and does not - mean that "anything goes anywhere." All mixed-use development areas (and especially those that include existing or new residential development) must be carefully planned to provide a quality environment that celebrates the diversity, vitality and convenience of urban living. Creating a compatible mix of uses requires careful planning and design to provide incremental transitions in use intensity and building scale, coherence in architectural design and a pedestrian-friendly public realm. Performance standards that control, or prohibit, external impacts that can reduce the quality of life, for example, noise, odor, truck traffic and the location and design of surface parking, are also needed. To demonstrate how these issues can be addressed, recommended development objectives for all proposed mixed-use areas are presented in Figure 3.g Development Objectives for All Mixed-Use Areas - Page 37. More detailed descriptions of the purpose and recommended uses for eacl1 type of mixed-use area are provided in Figure 3.h- Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas - Page 38. The ideas presented in these Figures provide the recommended starting point for developing new mixed-use zoning classifications. In addition, devel- �Figure 3.g .. Development Objectives for All Mixed-Use Areas* Development Character Uses Transportation and Parking Balance of Old and New Mix Street System • Determine where existing development character should be protected and enbanced and where different land use patterns should be permitted. • EncoUiage investment to enhance already developed industrial, commercial and institutional areas. • Maintain or create a connected street system co define relatively small blocks and to distribute traffic. • Provide a fine-grained mix of housing, shopping, jobs and recreation opportunities. • Discourage street closures. Encourage the preservation and reuse of historically and ard1itecturally significant buildings, wherever possible. Building Pattern (Density, Scale and Placement) • Improve the visual quality and walkability of all area streets. Residential • Promote urban densities and a compact development pattern. • Provide a range of housing types and costs to accommodate a variety of incomes, ages and lifestyle choices. • Provide incremental transitions in use intensity and building scale to promote a compatible land use mix. • Enhance market support for retail concentrations by increasing the resident population within walking distance. • Locate buildings to frame the street and screen parking. Auto-Oriented Commercial Smaller scale auto-oriented uses (gas stations, drive-through businesses) may be acceptable as pan of a mixed-use area when: • Orient building entries, windows and/or storefronts co the street. Architecture • Promote design excellence. • Design new buildings to be compatible with valued characteristics of the existing development context. • Provide ground level storefronts for retail and service uses on pedestrian priority streets in retail/mixed-use core areas. Open Space and Streetscapes • a concentration/ proliferation of auto-oriented use will not be created; • ldentify streets on which a quality pedestrian environment is a top priority (pedestrian priority streets). Balanced Transportation • Reduce dependence on d1e auromobile and the need for onsite parking by encouraging the use of transportation alternatives, including transit, cycling and walking. • Include transit improvements (bus pull-out lanes, benches, shelters) on transit corridors. • Provide bike lanes and ocher cycling improvements, giving priority to tbe primary open space framework. • pedestrian orientation and safety are ensured within the core of a mixed-use center or traditional business area; • Design streets to be safe and attractive for pedestrians, giving special attention to pedestrian priority streets. • driveway curb cuts can be located and designed to minimize the disruption of pedestrian movement; and • Reinforce the role and importance of alleys in providing services to residential and commercial areas, e.g. garbage collection, utilities and parking. • appropriate architecture, signs, screening elements are used. Large Footprint Uses Large footprint non-residential uses may be acceptable as part of a mixed-use area when: Parking • Provide open spaces that serve as activity focal points and enhance area image. • Create links from neighborhoods to the primary open space system and d1e Grand River. • a human scale and continuity of activity can be created/ maintained on pedestrian priority treets; and • Offer reductions in dle required number of parking spaces as a development incentive. • Encourage streetscape improvements that create a walkable environment. • pedestrian quality and neighborhood integrity can be preserved in meeting parking needs. • Provide bonuses for deck parking, where appropriate. Light Industry Ensure compatibility with the intended character of dle area by requiring special approval for the development of new and expanded light industry. Performance Standards Minimize the external impact of high intensity uses on one another and the quality of residential environments (including hours of operation, noise, odor, vibration, glare, truck traffic, the location and design of surface parking and loading/trash collection activity) by establishing performance standards. • Encourage the development of shared and/or district parking. • Locate parking to the rear of buildings and on the interior of blocks, screened from the street, wherever possible. • Design parking facilities to minimize impacts on the area's visual character and residential uses. Transportation Demand Management • Encourage job-generating uses to adopt transportation demand management (TOM) programs that provide incentives for employees to carpool, use transit, walk or cycle to work. • Encourage employer-assisted housing programs to encourage/ en.able employees to purchase homes within walking distance of work. *See also requirements for collaborative area-specific planning, Chapter 11 • Area-Specific Plans - Page 151. • Page37 • Plan Grand Rapids • Great Neighborhoods - Chapter 3 G) �Figure 3.h .. Purpose, Recommended Uses and Special Considerations for Mixed--Use Areas Types A. Near Downtown General Purpose Recommended Uses To encourage mixed-use development that serves as an extension of and complement to the Downtown area. • A mix of medium- low, medium- and high-density residential uses; retail; service; office; hotel; entertainment; cultural and institutional uses is encouraged. Special Considerations • Residential uses are considered an essential component of this mixed-use type. • Light industry may be appropriate with special approval. B. Riverfront To capitalize on the value of the Grand River as a valuable econom.ic, recreational and environmental asset. • A mix of medium- and high-density residential; offices and public educational and cultural uses is encouraged. • The use of riverfront land for surface parking lots should be prohibited. • Residential uses are considered essential and should be given priority on the river's edge. • Open space and public access to and along the Grand River should be emphasized. • Restaurants and other retail and service commercial uses are encouraged as accessory uses located in the same structure as a primary use. • Open space setbacks of a minimum of25' should be provided along the riverfront to permir the extension of the riverwalk. • Light industry may be appropriate with special approval; however, new industrial development on the riverfront west of Monroe Avenue should be discouraged. • Auto-oriented uses (gas station, car wash, drive through) should be discouraged. • Public access should also be provided through side yard setbacks located perpendicular to the river; these corridors should be located at intervals of approximately 500 feet. • Open space should be given priority adjacent to bridges and at the riverfront termini of selected east-west streets. • Near West Side area-specific plans should anticipate the extension of7'h and/ or 8th Streets under the US-13 l embankment and the improvement of the pedestrian tunnel at 10"' St. • Boulevard treatments should be considered on Monroe Avenue and Front Street. --- - - - - - - - - - ! - - - - - - - - - - - - - - - - + - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - + - - - - - - - - - - - - - - - - - - - - -• C. Downtown and NearDowntown Institutions To allow for the expansion of institu• tional (including educational, medical and life science) uses as part of a mixeduse area that protects neighborhood edges and creates walkable streets. • A mix of educational or hospital facilities; medical clinics and medical or scientific labs; offices and medium-low, medium-and high-density residential development is encouraged. • Retail businesses and services for employees, patients, visitors and residents are encouraged as accessory uses located in the same structure as a primary use. • Establish a pedestrian orientation along major streets, including generous sidewalk widths, appropriately articulated and detailed architecture and ground level storefronts for retail and service uses. • Smaller scale auto-oriented uses may also be appropriate under the conditions suggested in the development objectives for all mixed-use areas. D. Corridor Residential and Traditional Business Area (TBA) Connectors To encourage medium and higher density residential on shallow, difficult co market parcels on strip commercial corridors and as connectors between traditional business area (TBA) cores. • A mix of medium- and high-density residential development, residentially scaled office and live/ work buildings is encouraged. • Encourage multi-story, rather than single story, buildings. • Office and residential development may incorporate retail and service uses as an accessory ground floor use fronting on a major or regional street. • Live/work buildings may contain office, showroom/gallery, workshop, studio or similar spaces on the ground floor with residential units above. - - - --!-- - -- - - - -- - -- ------+-- ------------------------------+-------------------- • E. Commercial To encourage the restructuring of existing commercial areas as compact, walkable centers that include a mix of commercial, civic and residential uses and serve as a focus of neighborhood activity. • A mix of civic, retail, service and restaurant use, office and high-density residential is encouraged. • Small scale auto-oriented uses may be acceptable under the conditions suggested in Figure 3.g - Development Objectives for All Mixed-Use Areas - Page 37. Q Chapter 3 - Great Neighborhoods • Plan Grand Rapids • Page38 • �Figure 3.h .. Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas General Purpose Recommended Uses Special Considerations Neighborhood Mixed-Use Center and Traditional Business Area (TBA) Cores To encourage the restructuring of existing commercial areas as compact, walkable centers that include a mix of commercial, civic and residential uses and serve as a focus of neighborhood activity. • A mix of civic, retail, service and restaurant uses on the ground floor, with office and medium and high-density residential on the upper stories, is encouraged. • A transit stop and a public gathering place (small park, square or plaza) are considered essential elements of mixed-use center cores. These features are also desirable in TBA cores. Mixed-Use Center Edges To provide an appropriate transition to existing single family neighborhoods. • Medium- and high-density residential development should be located closest to the core or inner ring (see below). A mix of medium-low and medium-density residential development should transition to lower densities at the edges of the mixed-use center adjacent to existing single family neighborhoods. Village and Sub-Regional Mixed-Use Center Inner Rings To accommodate larger-footprint retail and job-generating uses and higher residential densities as part of a mixed-use center. Types • The clustering of retail shops to create a clear destination is encouraged. • Smaller scale auto-oriented uses may be acceptable at the edge of the core under the conditions sugge ted in development objectives for all mixed-use areas. • Restructuring of existing commercial areas as mixed-use centers will require significant redevelopment. ln contrast, an emphasis on adaptive reuse and new construction that is compatible with the existing developed context is anticipated in TBAs. --~-----------~------------------~---------+------------~----~ - ! opment guidelines for selected examples of mixeduse development, as well as guidelines for higher density residential development, are presented in Chapter 10 - Development Character - Page 117. Illustrations of how plan recommendations and guidelines might be applied in several proposed mixed-use areas in Grand Rapids are provided in Supplement B. These Master Plan tools provide the basis for undertaking more detailed area-specific plans for each proposed mixed-use area to determine where existing development (both residential and non-residential) should be protected and enhanced and where future redevelopment should be encouraged. These more detailed planning efforts, undertaken with the collaboration of the city, developers, area land owners, residents and business owners, are essential in establishing a foundation for successful mixed-use development. • A mix of medium- and high-density residential, live/ work units, larger footprint retail uses (grocery, cinema), free-standing offices, other work places with a high employee to floor area ratio, medical clinics, chools and churches are appropriate in the inner ring. ' 3.3.3 - Coordinating Density with Transit To further the objective of creating a transit-supportive city, the future location of new medium- and highdensity residential development should be coordinated with the alignment of existing and proposed transit routes (Figure 6.c - Transportation Framework Plan: Streets Map - Page 80). In the recent past, many higher density residential developments have been located where transit service is limited and jobs, shopping and services are not located within walking distance (approximately¼ mile). As a result, residents of those developments must rely almost exclusively on their cars, increasing traffic volumes and exacerbating congestion problems on adjacent roadways. The Master Plan recommends that new mediumand high-density residential development be directed • Page 39 • to areas that are (or will be) well served by transit and/ or are within or adjacent to the mixed-use development areas recommended on the Future Land Use Map. (These include Downtown and near Downtown areas, the riverfront, traditional business areas and neighborhood, village and sub-regional centers). Because proposed neighborhood, village and sub-regional centers are located on important existing and proposed transit routes, higher residential densities in these locations will result in a concentration of travel origins and destinations that can increase ridership to support more efficient transit operation and improvements in service (Chapter 6 - Balanced Transportation - Page 75). The Master Plan also recommends that higher density residential redevelopment be encouraged on shallow parcels located on strip commercial corridors, for example, on 28th Street, South Division Avenue Plan Grand Rapids • Great Neighborhoods - Chapter 3 Q �j and Michigan Street. These shallow parcels are often hard to market for commercial use because of their limited depth. In addition, compatible transitions between commercial development and adjacent low-density housing are difficult to achieve. Higher density residential use, on the other hand, can fit comfortably on these parcels to create a more compatible edge for existing neighborhoods and a 24hour presence on business district streets, as well as capitalizing on existing transit routes. ... Arterial '-. Transit - - - - - - - - - -~ Stop,_ _ _ _ _ _ _ _ __ Retail Mixed Use Stable Neighborhoods 3.3.4 .,. Continuous Neighborhood Reinvestment Office or Live/Work Units New medium and high,density residential development should be directed to areas that are (or will be) welt served by transit and/ or ate within or adjacent to mixed-use development areas. G) Chapter 3 - Great Neighborhoods Figure 3.i - Neighborhood Characteristics and Preservation Tools/Strategies A choice in neighborhood types is an asset, as long as there is continuous reinvestment in the housing stock and infrastructure of all neighborhoods. Preserving the stability of strong neighborhoods and revitalizing neighborhoods that are experiencing the stresses of age and disinvestment are high priorities in Grand Rapids. The Master Plan recommends that the city work in collaboration with neighborhood stakeholders to assess physical and demographic conditions and to prepare more detailed area-specific plans for stabilization and/or improvement. TI1ese plans will need to address a range of issues that go well beyond physical development, such as, organizational capacity building, community policing and/ or programs for youth and the underemployed. (See also Chapter 5 -A Strong Economy - Page 63 and Chapter 9 - Partnerships - Page 109). Each neighborhood is best qualified to assess its current condition and its place on a continuum from "stable" to "challenged." Figure 3.i - Neighborhood Characteristics and Preservation Tools/Strategies - Page 40 presents a summary of characteristics and related preservation strategies that can serve as a starting point in determining whi.ch combination of strategies is most appropriate in maintaining or improving the stability of each neighborhood. • Plan Grand Rapids • Page 40 • Defining Characteristics • • • • • High owner occupancy Well managed rentals Good construction and maintenance quality Stable/ increasing housing value "First choice" neighborhood Tools/Strategies • • • • • Promote traffic calming and walkability, as appropriate Establish/ enforce housing maintenance codes Support historic preservation efforts where appropriate Maintain infrastructure Support neighborhood-based organization and collaborative planning �Figure 3.i., Neighborhood Characteristics and Preservation Tools/Strategies Neighborhoods in Transition Declining/Improving Neighborhoods Challenged Neighborhoods Defining Characteristics Defining Characteristics Defining Characteristics • • • • • Decline or increase in owner and long-term occupancy • Increasing conversion of single-family to multifamily rental (or the reverse); absentee landlords • Moderate quality construction and poo r or improving maintenance • Declining or rising values • Deteriorated structures; vacant buildings • Not a "first choice" neighborhood; working to become one • More rental than ownership; absentee landlords • Moderate quality construction and poor maintenance • More deteriorated structures and vacant buildings; vacant lots Lowest property values • Neighborhood of least choice l-ligh owner occupancy Moderate to good quality construction and maintenance Some poorly managed rentals Stable to slightly decreasing/increasing values Losing/gaining ground as a "first choice" neighborhood Tools/Strategies All of the previous Tools/Strategies, plus: • Promote home ownership • Expand low-interest loan programs for maintenance and rehabilitation • Restrict conversions to multifamily • Register/ regularly inspect rental units; work with landlords to improve maintenance and management • Organize/ support neighborhood organizations; provide planning technical assistance • Provide community policing Tools/Strategies All of the previous Tools/ Strategies, plus: • Provide low interest maintenance and repair loans • Consider tax freeze/ abatement on renovation/ imprm·ements • Bring tax delinquent properties to non-profits more quickly • Consider reverse equity program for seniors • Consider acquisition of problem rental properties • Acquire key sites for rehabilitation, demolition and infill based on adopted design guidelines • Repair/ resurface streets, sidewalks, lighting • Maintain/ improve parks • Page41 • Tools/Strategies All of the previous Tools/Strategies, plus: • Provide low interest infill development loans • More aggressive acquisition and clearing of deteriorated structures and vacant lots for infill • Strategic assembly of parcels/blocks for infill or redevelopment • City-sponsored clean-up efforts • Infrastructure improvements coordinated with redevelopment • Conver ion to non-residential use • C learance and assembly for redevelopment • Coordinated infrastructure improvements Plan Grand Rapids • Great Neighborhoods - Chapter 3 G) �I median= pedestrian refuq e /Uustrations from Street Classification Policy 3.3.5 .- Focus on Walkability O'> C: >- -u 3a co Ill "'Q Ill 0 OL 5 All Grand Rapids citizens want neighborhoods that are safe and appealing for people on foot and bicycles, as well as in cars. Many would also like to live within walking distance of shopping, parks, schools and churches so that they have the option of having fewer cars or leaving their cars at home. Both the design of the city's streets and the planning of its future land use patterns can contribute to walkability. Street Design The city has already established recommended guidelines to better balance the use of space within public street rights-of-way to create an attractive environment for walking and biking, as well as movement corridors for cars and trucks. These guidelines are presented in the Street Classification Policy (1996). Land Use Patterns Neighborhoods can be more walkable if they incorporate a mix of uses like Downtown and pre-World 0 Chapter 3 - Great Neighborhoods • Plan Grand Rapids • Page 42 • War II neighborhoods already do. Many of these older neighborhoods include business districts, typically along former streetcar routes, that were built before car ownership was widespread. These traditional business areas were designed to create a human scale and be pedestrian orientated. Although some of these characteristics have been eroded over time, the original traditional business area provides a model for walkability that can be restored and replicated in the future. The idea of organizing development into compact mixed-use centers offers an alternative to the more familiar auto-dependent pattern of lining mile after mile of the city's roadways with strip commercial development. Adopting this alternative land use pattern as a strategy for re-structuring commercial areas in both pre- and post-World War II neighborhoods is one of the Master Plan's most important recommendations. (See Chapter 4 - Vital Business Districts Page 47) �the surrounding context; incorporate site planning and architectural design principles in zoning and building codes. Objective GN 1 Document and market the amenities Grand Rapids offers (for example, convenience, cultural and recreational assets and housing choice) as a competitive residential location within the region. f. Recognize the importance of alleys in urban neighborhoods and promote alley improvement projects. oeeoeo: Objective GN 3 Promote a broad range of high quality housing choices. Objective GN 2 Provide a choice in neighborhood types. Plwro courte;')' of ArtWorks Expanded Visioru 2001 youth apprenticeship progmm. 3~4 ~ Objectives and Policies The following objectives and policies summarize what should be done to achieve the vision and plan recommendations presented on the preceding pages so that Grand Rapids becomes a city of "great neighborhoods" and a residential location of choice for many types of households in the metropolitan region. Above each objective is a line of theme icons. The icons illustrate how a particular objective is interrelated with another Master Plan theme. See Page 24 for a description of each theme. a. Protect the character of existing neighborhoods by maintaining overall existing residential densities and building patterns. b. Build on the special assets of older neighborhoods by encouraging housing rehabilitation and establishing and administering building and maintenance codes that encourage renovation and improve housing quality. c. Encourage the preservation and reuse of historically and architecturally significant structures/ areas. d. Encourage mixed-use development in the areas identified on the Future Land Use Map to expand the range of neighborhood choices within the city (Figure 2.a- Future Land Use Map-Page 21 and Figure 3.h - Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas - Page 38). a. Maintain and increase the number and variety of housing units (e.g., owner-occupied and rental serving young adults, seniors, low- and moderate-income households, special needs populations, middle and upper income households) to meet the diverse needs of existing residents and to attract new residents to the city. b. Allow for new housing products: for example, small-lot single-family housing, site condominiums, live/work units, upper story residences in commercial districts and "granny flats" (accessory apartments) in single family neighborhoods where adequate parking can be provided. c. Allow for a range of housing types within all neighborhoods to provide residents the opportunity to progress through various life stages while maintaining their attachment to a particular area of the city. e. Develop area-specific plans, standards and guidelines that promote the compatibility of new development and rehabilitation projects with the existing density and visual character of • Page 43 • Plan Grand Rapids • Great Neighborhoods - Chapter 3 Q �Considerations for Mixed-Use Areas - Page 38 and Figure 4.b - Hierarchy of Mixed-Use Centers - Page 56.) Objective GN 4 Objective GN 6 Encourage racial, ethnic and income diversity within neighborhoods. Provide quality rental housing. a. Encourage the development of affordable, midprice and upper-end rental housing throughout the city, while discouraging the conversion of single-family homes to multifamily use. a. Ensure equal access to housing opportunity consistent with federal, state and local fair housing laws. b. Encourage a mix of affordable, mid-price and upper-end housing choices across the city through a combination of preservation, rehabilitation and new construction. b. Work with landlords to improve the maintenance and management of existing rental property to protect property values. c. Involve both landlords and tenants in improving rental housing quality. c. Maintain affordable home ownership and rental opportunities in revitalizing neighborhoods. Objective GN 5 Support home ownership. a. Encourage affordable housing construction by working with non-profits and area financial institutions to increase funding commitments for home mortgages and home improvements, rehabilitation and infill. d. Educate tenants about their rights, landlord responsibilities and the rights of surrounding property owners. c. Encourage higher density residential development in revitalizing existing traditional business areas. (See Mixed-use Type D in Figure 3.h - Page 38.) d. Encourage the introduction of higher density residential development to better utilize shallow parcels on strip commercial corridors and to create improved transitions between single family neighborhoods and major streets (see, for example, 28'" Street and Michigan Street on the Future Land Use Map, Figure 2.a - Page 21). Objective GN 8 "-' "&·· e- Collaborate with neighborhoods, business organizations, institutions and other key stakeholders in planning and development decisions. Locate new higher density residential development to capitalize on transit and improve land use transitions. a. Support active neighborhood and business organizations and collaboration with faith-based and non-profit organizations. a. Locate higher residential densities on transit routes and within walking distance of business areas. b. Encourage business, resident and institutional collaboration in preparing area-specific plans that balance neighborhood values, business expansion and economic development needs. .... Objective GN 7 b. Provide homebuyer education. c. Offer loan assistance programs for maintenance, repair and rehabilitation to low- and moderateincome home owners. d. Encourage area businesses and institutions to develop/participate in employer-assisted home ownership programs. Q Chapter 3 - Great Neighborhoods • Plan Grand Rapids b. Encourage the restructuring of existing commercial areas as more compact, mixed-use, pedestrian and transit-oriented centers that include higher density residential development. (See proposed neighborhood, village and sub-'fegional mixed-use centers on the Future Land Use Map, Figure 2.a - Page 21. See aLso the descriptions of mixed-use areas in Figure 3 .g - Development Objectives for All Mixed-Use Areas - Page 37, Figure 3.h - Purpose, Recommended Uses and Special • Page 44 • c. With community participation, develop and implement strategies and tools to address neighborhoods of varying levels of stability. d. Undertake targeted, comprehensive neighborhood improvement programs. e. Encourage institutions to plan for modernization and expansion in cooperation with adjacent neighborhood and business organizations. �1 Objective GN 9 Maximize the positive impact of public investment in development projects. a. Support coordinated and targeted public, private and non-profit neighborhood revitalization efforts for maximum impact. I 080080: Objective GN 11 / Make streets a neighborhood asset. a. Design streets to provide a safe and appealing environment for people on foot and on bicycles, as well as in cars. 6. Encourage safe speeds on neighborhood streets to enhance safety for drivers and residents. b. Use public investments strategically to promote stabilization and private investment in neighborhoods in need of improvement. c. Slow traffic through physical design. c. Leverage desired private investment with public investments in improving the quality of the public realm (streets, streetscapes, open spaces). d. Provide safe and appealing pedestrian and bicycle zones on appropriate residential streets and to link neighborhoods. Objective GN 10 e. Provide/maintain a street improvement, tree planting and maintenance program in cooperation with developers, property owners and neighborhood and business organizations. ,..~~~ "-'~'-'., Promote walkable neighborhoods by encouraging the development of a connected street system and allowing for a mix of uses. a. Preserve the connected street system edged by sidewalks in older neighborhoods, and provide for street and sidewalk connections where new development is planned, to make walking and cycling feasible and attractive options. b. Encourage the development of more compact, unified and walkable business districts that provide a mix of uses (retail, office, entertainment and higher density residential) in a well-designed pedestrian-oriented environment. • d. Secure abandoned buildings; hold owners accountable for, and assist where appropriate in, their timely rehabilitation and reuse (or demolition). Objective GN 13 Enhance neighborhood recreational opportunities. a. Encourage the provision of parks, public squares and other safe and attractive gathering places in all neighborhoods. b. Maintain city-school partnerships to provide neighborhood park and open space opportunities. c. Develop and operate recreation centers in different areas of the city. d. Design parks to optimize diverse use in response to community and neighborhood needs and preferences. f. Support the use of alleys for service functions and promote alley improvement projects. Objective GN 14 Objective GN 12 Recognize the important role of neighborhood schools in building and maintaining communities. Provide safe neighborhoods. a. Support active neighborhood organizations, effective community policing and neighborhood watch programs to ensure safety in all city neighborhoods. a. Capitalize on neighborhood school ' potential to serve as points of delivery for a range of family support, youth development and recreation services. b. Light streets and alleyways. c. Follow the principles (territoriality, surveillance and access control) of Crime Prevention Through Environmental Design (CPTED) to encourage the design of safer built environments. • Page 45 • b. Develop partnerships between the public schools, neighborhoods, area bu iness organizations and institutions of higher learning to enhance the quality of facilities and equipment; and improve educational outcomes for all students. Plan Grand Rapids • Great Neighborhoods - Chapter 3 Q �4~0 ~ Vital Business Districts 4~ 1 _. Introduction Vital business districts are critical components of a livable city and a strong economy. Great neighborhoods and vital business districts go hand~in~hand; one cannot succeed without the success of the other. The choices that are made in locating and designing business districts are also important factors in creating a walkable city and supporting transit. • Page47 • Plan Grand Rapids • Vital Business Districts - Chapter 4 8 �4.2.1 .. A Healthy Downtown Downtown Grand Rapids will remain West Michigan's center for government, commerce, education, the arts, entertainment and health. Because Downtown will be lively, safe, clean and green its residential population will grow ubstantially to enhance our city's image as a "people place." Our central city will be a beacon that draws people into the community and brings them together to promote civility and responsibility. The strength of our central core will be a significant factor in our city's economic success, as well as that of the metropolitan region. What Makes a Business District Vital? The citizens of Grand Rapids expressed the following beliefs in what makes a vital business district. • Business variety is necessary to maintain a healthy business district. • High volumes oflow speed traffic are good for bLL~messes. • Available parking is essential to the success of businesses. • Good pedestrian environments in business areas compliment good automobile access. • A good network of streets promotes easy access and often attracts businesses to an area. • [t is important for the city to keep older business areas viral. Community forum parricipants. t~ Issue: • The character of buildings contributes to the success of some business areas. • The success oflocal businesses is tied to the success of a neighborhood. • It makes sense to build new buildings or to modernize old buildings. • Older businesses are often neighborhood landmarks with a loyal customer base. • Destination businesses attract customers who will also shop in surrounding stores. • In order to be successful, businesses have to be seen. • It is goo<l to do business with people you know. A number of business areas of the city are faced with empty storefronts, strong competition from suburban "big box" chain stores and property maintenance issues. There are many opportunities, however, for success. A comprehensive strategy to revitalize a district that includes fa<;ade improvements, marketing, complementary uses, improving walkability/accessibility, parking solutions, and business retention/recruitment efforts is important. - - 8 . il; fopiC: l?e::c;;,;oll.)+\L t?c:~>-°ELi°1~ 4.2 ~ Visions One of the first steps of the master plan process was to ask the citizens of Grand Rapids what they would like to see the city look like twenty years from now. At the first community forum more than 300 people came together to discuss the future of Grand Rapids. Their discussion was guided by the information gathered during a series of neighborhood and business association meetings and discussion guide responses collected in the first two months of the planning process. Eleven major categories summarized key issues and provided participants a variety of discussion topics from which to choose. The beliefs and issues used at the forum were developed from the strengths, weaknesses, opportunities and threats identified previously. Statements and images that described a vision, or preferred future, for Grand Rapids were then created by forum participants in small groups. The following visions emerged. Chapter 4 - Vital Business Districts • Plan Grand Rapids • Page 48 • !P_e,c (.E:"iJ""TT=A L- _.,.;>-, :::::ll\\,'\lfL_ f'E'«.v: FX'fE~ G7 i!'> Jtl"' I -&,,,.Cd,/ -1\lp.., -P t<.N..h 'n:°ai'<c i ,-.I 6,..,- ~ 'BK,~ -J+ii,, -Ci, be1tlce..,A..0 fKo,wrc, C,11, 1-;~ {? //C:Jbl-!..-.&,L\Ty t/ Al:I{ libtl'J 'f:./iST5 +•JolJ<o 'il/le NAT\tl<AL.. '?:.~J;fu) '1.C,.!;"" K\\~l 1'1C•IT ;::,J bl,·, 1.1 1',/ltl", ..,,,,. ~.~ f\.V: l Vision Statement Posters are from the first Master Plan Community Forum held at Central High School in March 2001. �~ · 4.2.3 - The Public Realm Topic: -------------- f._~ Issue: Al u.le ..:U h._,. d..Off.J, ~ •;D ll<'1" 700 M•c" !oul ,.f.;/ J;J,;d; - AAl,U,(. ..,... ~ fl<\l,l,,<,& .,.a::,~, "'°1""" ,9,_,,"'-,.,..1i..1.1.. ~,:..JJ.i ,;I;,.., S. __,... , .\ll,. f~ .... ~i... -'~ 'flt,., ,..,i. ,•• -➔ -11<.~ Jit.,. ~--,, ,;~ "'l,11.,L..l ...it J 4t...- ,l.,,i...,. ..c,j, .,,;I<.,+ ... .;. C.Q, Vision Statement Picture/Symbol - - - - ' - - ' - - - - - - - - Wade-TrfmTeam 4.2.2 - Vitality Grand Rapids' diverse businesses will meet the needs of neighborhoods, the larger community and the region. We will be especially proud of the large number of locally owned small businesses that emphasize customer service. We will succeed in redeveloping and reusing vacant and underutilized properties in our business districts by encouraging a mix of uses and compact commercial centers. Throughout much of the city, convenience shopping and services will be available within walking distance of neighborhoods. Businesses will cooperate in recruiting a mix of uses appropriate to the district, its adjacent neighborhoods and residents. Many neighborhood business districts will include upper story residential or office space in addition to ground level shops, restaurants and offices. Our neighborhood business districts will have streets that are clean, attractively landscaped, well lit and walkable. Wherever possible, the number of travel lanes will be reduced to slow traffic and provide onstreet parking. Additional parking will be provided to the rear or side of buildings to maintain a pedestrian scale on the street. This parking will serve the district as a whole, allowing visits to multiple shops from a single parking place. Street-level store windows will make walking interesting and add to a feeling of safety at night. Pocket parks and other outdoor gathering spots will add to the liveliness of each business area. Because the design of our business districts will be neighborhood- and pedestrian- friendly, they will serve as meeting places and focal points for community life. Property owners will cooperate to make sure that the design of buildings, fac;:ades and signs add to the unique and welcoming character of each district by coordinating these key design elements. These efforts will make our business districts both vibrant and beautiful. /!COm6 ~ !.'..~ We will make our business districts both vibrant and beautifu l. Topic: NEl(,HBO,:f,/coo BVS!NcSSes, Issue: ftl)e ovwry 571ltZT'5<Af'c Vision Statement _P_ic_tu_r_e/_S-ym_bo_l_ _ _ _ ....,T_ w.... • • Page 49 • Plan Grand Rapids • Vital Business Districts - Chapter 4 G �j Types and Scales of Commercial Use I Business districts are made up of a variety of commercial u.ses, such as on East Fulton where one can find pet food, pascries, frames and furniture. · 4~3 ~ Plan Recommendations To provide the bas is for achieving these visions, plan reco mmendations focus on the type and scale of uses and the character of development appropriate in Grand Rapids' existing business districts and propose new ideas for mixed-use development. These mixed-use business district types include: • Downtown; • near-Downtown and riverfront mixed-use areas; • traditional business areas (TBAs); • neighborhood, village and sub-regional mixeduse centers. e Scale and transportation orientation are important factors in determining compatible commercial development in different types of bu.siness districts. Chapter 4 - VitaL Business Districts • Plan Grand Rapids • Page 50 • Business districts are made up of a variety of commercial uses, including retail, restaurant, entertainment, service and office. These uses can be developed at a variety of scales (or sizes) and can be designed to emphasize access by automobiles and/or by people on foot. These considerations - scale and transportation orientation - are important in determining which kinds of commercial development fit compatibly into different types of business districts. For example, a retail use can take the form of a small shop ofless than 1,000 square feet or a "big box" discount store of over 200,000 square feet. The larger the commercial use, the larger the amount of parking and land area required to support it. Using typical suburban parking standards (1 parking spaces for every 200 square feet of usable building space), a retail shop of 1,000 square feet would require 5 parking spaces. In comparison, a "big box" of 200,000 square feet would require 1,000 parking spaces; about 7.5 acres of parking would be needed if these spaces were provided in a surface lot. Clearly, the scale of a commercial use, and the amount of off-street parking required by the city's zoning ordinance, should be factors in making decisions about land use and development character in Grand Rapids' bus iness districts (see Chapter 6 - Balanced Transportation - Page 75). �4.3.1 . . Transportation Orientation • Downtown; • near-Downtown and riverfront mixed-use areas; The scale of a commercial use helps to determine • traditional business areas (TBAs); how easily it can be designed to "fit" into a pedestrian-oriented business district and/or a neighbor• neighborhood, village and sub-regional mixedhood setting. But the transportation orientation of use centers. a commercial u e is also an important determining As noted throughout the Master Plan, the goal of factor. Some commercial uses, by the very nature of mixed-use development is to help create a human the products and services they offer, attract more auscale, walkable and transit-supportive city. To be suctomobile traffic and are more dependent on auto cessful, mixed-use areas mu t be carefully planned access than others. These uses include, for example, and designed to provide incremental transitions in drive-through restaurants, gas stations, repair shops, ' use intensity and building scale, coherence in archicar washes and new and LIiied car sales. Careful site tectural design and a pedestrian-friendly public realm. planning and architectural design can make even Performance standards are also needed to control large scale commercial uses (with large amounts of impacts (for example, noise and truck traffic) that off-street parking) and auto-oriented commercial uses can reduce the quality of life. The recommended more pedestrian-friendly; but a concentration of autoDevelopment Objectives for All Mixed-Use Areas (Figure oriented uses - or a poorly designed one at a critical 3.gPage 3 7), descriptions of the Purpose, Recommended location - can undermine the walkability of a busiUses and Special Considerations for Mixed-Use Areas (Figness district. ure 3.h- Page 38) and sample development guidelines To ensure that all Grand Rapids' business districts in Chapter 10 - Development Character - Page 117 probecome more walkable, and that the scale of develvide the basis for undertaking more detailed areaopment is compatible with the district context and specific plans for each proposed mixed-use area. nearby single family neighborhoods, it will be necesThese area-specific plans can determine where existsary to make distinctions among commercial uses ing development should be protected and enhanced 1 on the basis of scale and auto-orientation. The plan and where future redevelopment should be encourrecommendations presented on the following pages aged. These more detailed planning efforts, underdemonstrate how the e distinctions can be recogtaken with the collaboration of the city, area land nized and applied in making decisions on future land owners, developers, residents and business owners, use and development character in the different types are essential in establishing a foundation for successof business districts shown on the Future Land Use ful mixed-use development (see Chapter 11 - Area-SpeMap (see Figure 2.a, Page 21). These include a comcific Plans - Page 151). mercial land use classification that accommodates more suburban auto-oriented development and several mixed-use districts: 1 I • TI1e incNp(1ra1ion olTraJiti1,nal Ru~incs., District (TBA) anJ Urhan Busino:-- Oistrin (UBO) ~h.,-.ifh.:atiom in Ura1lll Ripids' 1.'.Um.'nt zonini? orJi1unce n·pre-cnts an important lir:-t ~rcp in rccogni:in~ that some sc.ilc~ and forms of commercial list" ,m: lc.ss compatibk· than others in hu.-.incss llisrrkr., ori{!inally huilr as hum.in si:alc and pcdt.·,man orientt.'\.I n)mmt.·ru;\I areas. Au>:mt·ntingand rdi.nin,e 1his tirststl'p will bt· an 1tnp..)rtanrt.1,k in n.-visinj!' the zoningorllinano.· h.\ irnpk·mt·nt the MA~tcr Plan':. recommc11Jarions • Page51 • Renewed Interest in Urban Shopping Retail development is now taking place in a climate of renewed interest in urban shopping. Barron's reported in August 1999 that shoppers are beginnmg to tire of enclosed malls, leading developers to experiment with open-air town square, or main street, shopping and entertainment districts. Many of these projects are located in suburbs, but still feature stores built to the sidewalk, curbside parking, and greater attention paid to the quality of public space. For developers, this trend ma, provide some hope more retailers are getting used to operating in a pedestrian-oriented environment. Traditional mall tenants such as the Gap and Banana Republic are increasingly opening stores on city streets, lured by lower rents, the absence of fees for mall maintenance and security, and the growing number of affluent empty-nesters who are returning to urban areas. Federal Realty, a real estate investment trust (REIT) that has developed New Urbanist projects, is spearheading this trend, as reported in Urban Land magazine in July, 1999. Federal's strategy has been to purchase large, multi-block developments and redevelop them into full-scale, mixed-use retail and office districts. One example is Bethesda Row in downtown Bethesda, Maryland which will include 512,500 square feet of retail and offices at completion. The first phases of Bethe da Row have already brought new pedestrian life to dmvntown, and care has been taken to maintain a mix of local, regional and national retailers and to encourage diversity in storefront design. Ex, ·crpt twm: \,,l'U L 'bantsm ttrul Tmd1t111nt.1I 1\'c!lg/i/i.orhood [.kn-lopm.cnt, © 20(\). Urh.m :,.J1,.'\\·~. hhal,l, ~y Plan Grand Rapids • Vital Business Districts - Chapter 4 C\I. 4D �• Downtown must be economically strong. ll,OICE£ VI~QNS • Downtown must be user-friendly. • To achieve our envisioned Downtown Grand Rapids, we must: - design Downtown, don't just let it happen; - do things right; PLANNING FOR DOWNTOWN - work together. In addition, over 30 proposals are presented for making Downtown a place where people want to live, work and play. These proposals address, among other topics: • expansion and promotion of arts and entertainment activities; View of Downtown from Ah,Nab-Awen Park. • the need to "green" Downtown and make it pedestrian-friendly; 4.3.2 , Downtown • the importance of downtown housing; The 1993 Voices & Visions plan for Grand Rapids' Downtown includes a "constitution" that presents the following goals for the downtown area. • the public sector's role as a partner and facilitator; • the importance of transit. • Downtown is the physical and spiritual heart of the metropolitan area. In order of priority, Voices & Visions also recommends focusing on the retention and recruitment of the following land uses as critical components of a downtown mixe<l-use district. • Downtown Grand Rapids is for everyone. • Downtown of the future should include the best of our past. • Public uses • Downtown is a place for pedestrians. • Retail • Development in Downtown must protect and enhance the natural environment. • Housing • Downtown reflects and celebrates our community's diversity. • Downtown decision-making must remain open and inclusive. Cl Chapter 4 - Vital Business Districts • Plan Grand Rapids • Page 52 • • Office users TI1is Master Plan builds on these recommendations for what Downtown can and should be, but focuses attention on the balance of the Grand Rapids community to define land use strategies that support and capitalize on Downtown's role as a regional mixeduse center. �4.3.3 . . Near Downtown and Riverfront Mixed.-U se Areas The growing strength and appeal of Downtown, as demonstrated by the ongoing transformation of the North Monroe and Heartside areas as mixed-use districts, can be a powerful catalyst for reinvestment in nearby areas. In turn, this reinvestment can help to provide a transition between Downtown's high intensity concentration of institutions, offices and entertainment opportunities and surrounding lower density neighborhoods. To accomplish this, the Master Plan recommends that neighborhood edges be respected and that mixed-use development be encouraged in existing institutional, commercial and industrial areas within and adjacent to Downtown, along the riverfront and on the Near West Side (see Figure 2.a - Future Land Use Map - Page 21). All commercial uses (retail, restaurant, hotel, entertainment, service and office) can be compatible components of near Downtown and riverfront mixeduse areas. The Development Objectives for All Mixed-Use Areas (Figure 3.g - Page 37), descriptions of the Purpose, Recommended Uses and Special Considerations for Mixed.Use Areas (Figure 3.h - Page 38) should serve as a starting point for area-specific planning. (See Chapter 5 - A Strong Economy - Page 63 and Chapter 7 - A City that Enriches Our Lives - Page 89.) 4.3.4 .,. Traditional Business Areas (TBAs) Grand Rapids pre-World War II neighborhoods contain fifteen proposed traditional business areas (TBAs) as illustrated in Figure 2.a - Future Land Use Map - Page 21. Today, these older strip commercial areas vary in length, appearance, land use mix and economic vitality. The Master Plan recommends that these TBAs be restored and revitalized by encouraging the restructuring of land use patterns and the recreation of a pedestrian-friendly environment. This 111111111 restructuring should recognize that the city has a disproportionate amount of commercial zoning along its main thoroughfares as a result of changing development trends. Commercial activity should be concentrated at strategic locations to increase economic benefits to each business district. The Boardwalk, formerly the Berke:, and Gay furniture factory, is part of the ongoing transformation in the North Monroe area. The Model TBA - Typically located along street car routes, TBAs were developed before lifestyles became so dependent on the automobile. They included a mix of civic and retail uses at street level, with apartments and/ or offices on the upper floors of multistory buildings. These buildings were located on the front property line and shared sidewalls (or were built with minimal side yard setbacks) to frame the street with a continuous "street wall." Buildings were typically 2 -3 stories in height and set on relatively narrow lots. Off-street parking was limited and located to the rear of the building. As a result, TBAs created a human-scale and pedestrian-friendly environment where retail, jobs and services were available within easy walking distance from many homes. In some TBAs, the addition of auto-oriented uses (for example, drive-through restaurants) and other suburban-style re-development (where parking lots, rather than buildings, are located adjacent to the side- • Page 53 • Restaurants are a compatible use in designated mixed-use areas. Plan Grand Rapids • Vital Business Districts - Chapter 4 e �believe that ample free parking is the key to economic success) creates tension between business owners wanting more parking and the need to preserve the pede trian orientation of the shopping street, on the one hand, and residents' concerns about commercial encroachment into neighborhoods, on the other. Maintaining buildings and storefronts at the edge of sidewalks is critical to the walkability of the TBA. Several strategies can help to reduce the amount of off-street parking needed within a TBA, however. These include, for example: • increasing the population living within easy walking distance of the TBA' s retail core; • improving pedestrian and bicycle connections to nearby neighborhoods; • maximizing on-street parking on the TBAs main street; • providing shared off-street parking to more efficiently meet the needs of the district overall; Retail or other active ground floor uses with offioe,residential, or other uses aboVe ~ • capitalizing on transit service to TBA's. - A human-scale and pedestrian friendly environment is desirable in a traditional business area. walk) have eroded some of the original pedestrian orientation and traditional architecture that characterized these areas. These changes have made people in Grand Rapids increasingly interested in preserving and restoring the qualities that made TBAs attractive, people-oriented places and focal points of neighborhood activity. Parking Issues - There are several difficult issues to be addressed in re-establishing the development character and economic vitality of these older business areas. Parking is one of them. TBA businesses typically occupied relatively shallow lots and originally offered only limited off-street parking. Today's <lependence on the automobile (and the tendency to 8 Chapter 4 - Vital Business Districts • Plan Grand Rapids • Page 54 • Nevertheless, in many TBA's, businesses and residents will have to explore ways to expand off-street parking. This can be accomplished in a way that creates better transitions between residential and nonresidential uses and compensates for the loss of any existing homes. One such solution, based on the idea of creating shared district parking edged by mediumdensity town homes or apartments is illustrated on this page and described in greater detail in Section 10.4 - Traditional Business Area - Page 127. Collaborative planning will be essential in defining the best solution for each TBA and its surrounding neighborhoods (see Chapter 11 - Area-Specific Plam - Page 151). �Retail Market Demand -A second important issue in planning for the future of Grand Rapids' TBAs is the market demand for the types of retail commercial space they offer. Many people believe that Grand Rapids may have more land zoned for these kinds of commercial uses than the market can support. Persistent vacancies in some business districts (as well as in some more recently constructed strip centers) and the conversion of storefront space to non-retail use suggest that this may be true. It may not be possible to recruit desirable tenants for every existing commercial building in every TBA. As a result, plan strategies are needed that encourage the clustering of retail uses to create shopping destinations in some portions of a TBA and redevelopment for supportive, non-retail uses in other areas. The cores and connectors concept, that proposes the creation of more compact retail/mixed-use centers (cores) at certain locations, linked by higher density residential/mixed-use (connectors) is recommended to address this need (Figure 4.a - Cores and Connectors - Page 55). The recommended uses for TBA cores are described in Figure 3.h - Purpose, Recommended Uses and Special Considerations for MixedUse Areas - Page 38; recommended uses for TBA connectors are those described for Mixed-Use Area Type D in the same Figure. (See Figure 3.g- Development Objectives for All Mixed-Use Areas - Page 37.) Both market analyses of retail potential and more detailed area-specific planning will be needed to determine the location and extent of each TBA's cores and connectors. These area-specific planning efforts should be collaborative, involving the city, area property owners, residents and business people. The restructuring needed to promote the future economic success of Grand Rapids' TBAs will be predominantly driven by tl1e private sector; nevertheless, public sector participation to provide technical and financial assistance supportive of private sector efforts may be required. CORE CORE CORE L □□ DCJCJ□.I L □□ CJCJCJ □.I L r □ DCJD □ D , r □□ DCJ □ CJ , CONNECTOR CONNECTOR Retail Management - The restoration, revitalization and continuing success of Grand Rapids' TBAs will require coordinated action on future land use patterns and physical improvements (streetscapes, parking, building rehab, signs). Just as important, business retention/recruitment, retail management, maintenance and promotion must be addressed. Like a successfully managed shopping mall, TBAs made up of many small, independent retailers need a coordinated, comprehensive and pro-active plan and a fullor part-time manager dedicated to making that plan work. Some of the market analysis needed to support this planning could be undertaken on a citywide basis - for example, to better understand the overall market for smaller retailers today and over time, as other plan recommendations for making the city a more competitive residential choice are implemented. A periodically updated base of information is also needed on retail space availability, rental and purchase prices and sales per square foot to allow entrepreneurs to develop business plans and qualify for loans. In addition, any incentives for retail reinvestment that may be offered by the public sector (including for example, low interest loans, assistance with utility upgrades and connections and/or assistance in providing shared parking) need to be defined and translated into programs with funding support. Priorities for targeting the use of these incentives will also be needed. • Page 55 • r Figure 4.a .. Cores and Connectors Core: Retail shops and restaurants in the core create a vital destination. Connector: Higher density housing and residentially scaled office (with possible ground floor retail) increase the population density within walking distance of the core. Plan Grand Rapids • Vital Business Districts - Chapter 4 e �4.3.5 , Mixed,Use Neighborhood, Village and Sub,Regional Centers The Master Plan recommends encouraging the restructuring of many of the city's existing commercial concentrations - in both pre- and post-war neighborhoods - into compact, walkable, mixed-use centers, particularly those located on transit routes. Many proposed mixed-use centers are located in traditional business areas in pre-war neighborhoods (see Figure 2.a - Future Land Use Map - Page 21). Proposed mixeduse centers are located in areas zoned for commercial use that have been developed as more auto-oriented shopping centers, strip malls or collections of freestanding businesses in post-war neighborhoods. In contrast to traditional business areas, these commercial areas are typically located on larger, deeper parcels and have been designed for automobile, rather than pedestrian, access. In addition to Downtown, the regional mixed-use center, three additional types, or scales, of mixed-use centers are pro- l posed (see Figure 3.i - Neighborhood Characteristics and Preservation Tools/ Strategies - Page 40 and Figure 4.b Hierarchy of Mixed-Use Centers - Page 56). • Neighborhood centers that serve as the focus of a neighborhood, or several neighborhoods, and are located on a major transit route. • Village centers that serve several neighborhoods and are located on a proposed express and/or high frequency service transit route. • Sub-regional centers that serve several villages (and may also serve areas outside the city) and are located on a proposed express and/or high frequency service transit route. By incorporating housing, shopping, jobs and services, and providing attractive alternatives to travel by car, mixed-use centers will make it possible to reduce the amount of off-street parking (and land required to accommodate it) and support improved transit service (see also, Chapter 6 - Balanced Transportation - Page 75). Figure 4.b - Hierarchy of Mixed-Use Centers Neighborhood Mixed-Use Center Serves as the focus of a neighborhood or several neighborhoods; located on a major transit route. Core Retail Uses Other Core Uses Convenience shopping: Non-retail uses within the core might include: Approximate Retail Gross Square Feet 7,500 - 10,000 Approximate Trade Area ¾ - 1 mile ¼mi primary area Neighborhood Center @ Chapter 4 - Vital Business Districts • Pl.an Grand Rapids • • • • • • • • • Small food market Deli Bakery Local restaurant Florist Video store Beauty/barber Dry cleaning Other local small business • • • • • • • Small upper-story offices Day care School Police or fire substation Multifamily housing Live/work housing Branch library • Page 56 • Population to Support Minimum 6,000 - 10,000 �Figure 4.b .. Hierarchy of Mixed.-Use Centers Village Mixed-Use Center Serves several neighborhoods; located on a high frequency service transit route. Core Uses Convenience shopping with at least one anchor, • Supermarket Drugstore • Hardware Other retail: • Entertainment • Specialty shops • Gifts • Clothing • Bank • Etc. Inner Ring Uses • Higher density housing • Larger freestanding offices • Other job generators with high employee to floor area ratio • Cinema • Branch Post Office • Church • Community recreation center Approximate Retail Gross Square Feet 30,000 150,000 GSF Approximate Trade Area 1 - 3 miles; Population to Support Minimum 20,000 - 35,000 1/2 mile primary area See also Neighborhood Mixed-Use Center Core Uses. Sub-Regional Mixed-Use Center Serves a specific area of the city (several villages) and may also serve areas outside the city; located on a high frequency service transit route. Core Uses General merchandise and convenience shopping with two anchors: • • • • • Supermarket Drugstore Home improvement Department store Specialty/discount apparel • Chain restaurant • Other retail plus nonretail core uses Inner Ring Uses See Village Inner Ring Uses, plus: • College/technical school • Larger scale health care Approximate Retail Gross Square Feet 150,000 275,000 GSF Approximate Trade Area 3 - 5 miles; Population to Support Minimum 55 ,000 - J15,000 1 mile primary area Sub, Regional Center See also Neighborhood and Village Mixed-Use CenteT Core Uses. • Page 57 • Plan Grand Rapids • VitaL Business Districts - Chapter 4 6) �a range of housing types for people of all incomes and ages; and Parking Retail Mixed Use • an "edge" zone that creates a transition in residential densities and building scale adjacent to existing single family neighborhoods. Retail Mixed Use Retail Mixed Use Parking ITRW~ TIJn:ijITJD %11 I 1111 I ta 0 R8 0 a a t11111r1 (n I I 111111 Figure 4.c .. Illustration of Neighborhood Mixed-Use Center I A plan illustration of how these common characteristics might be organized in a neighborhood mixeduse center is presented in Figure 4.c - Illustration of Neighborhood Mixed-Use Center - Page 58. Like the TBAs, the cores of all mixed-use centers should include street level retail and services, with upper story residential and office use. Parking should be provided both on-street and in off-street lots (or decks) that are located on the interior of blocks, with buildings located along the block's edges to screen parking and ensure that streets have a human scale. Building entries and storefronts should be oriented to these streets to provide a pedestrian orientation and an active edge. When located on a regional or major city street, traffic through the core (and/or mixed-use center) may require calming. lt11111t.ri Variable Characteristics Common Characteristics The three categories of mixed-use centers will vary significantly in size and in the type and amount of business and residential development they include; yet all will share certain characteristics: • a mixed-use retail "core" that includes shops, services, offices, restaurants, entertainment, civic and residential uses in buildings that are oriented to the street; • a transit stop; • public spaces for shared activities; • a connected street system that defines small blocks, is designed for walkability and links the mixeduse center to surrounding neighborhoods; G Chapter 4 - Vital Business Districts • PLan Grand Rapids • Page 58 • Core Uses - Although all mixed-use centers should include a retail mixed-use core, the scale of the retail uses, and the total retail square footage, will vary. Preliminary ideas about the types of uses that might be located in the core area of each type of mixed-use center are presented in Figure 4.b - Hierarchy of MixedUse Centers - Page 56. Inner Ring- Proposed village and sub-regional mixeduse centers are large enough to include an inner ring in addition to core and edge zones. Uses in this intermediate zone can include medium and high-density residential development, larger footprint retail uses (for example, a grocery store), larger freestanding office buildings, other work places with a high employee-to-floor ratio (including technology and �certain light industrial uses), medical clinics, schools • use of the shallow, less commercially viable, corridor • frontage. A boulevard treatment or other re-design and churches. Each mixed-u:se center must be deof the 28th Street roadway would improve its marsigned to fit its specific context; nevertheless, the ketability as a residential location. greater the residential and employee population within a 1/<1-mile walking distance of the retail core, Auto-Oriented Commercial Development Guidethe greater the market support for the retail compolines .. Today, commercial development along 28th nent will be. Travel origins and destinations will also Street and in other suburban-style shopping centers be better concentrated to support improved transit. in Grand Rapids gives little recognition to the needs Other Commercial Areas/ 28th Street .. 28th Street of pedestrians, cyclists and transit users. Large parking lots located between commercial buildings and is Grand Rapids' largest commercial corridor. It is the street discourage walking (even from a transit home to a broad range of commercial development stop to a building entrance); signs scaled to catch types from small, freestanding businesses to small motorists' attention create visual confusion and strip centers, auto-oriented uses (gas stations, car multiple driveway curb cuts create safety conflicts. sales), national chain and big box retailers, hotels and planned shopping centers. Along 28th Street, While the Master Plan acknowledges the need to maintain auto-oriented development patterns in Grand Rapids has an appropriate location for large footprint and auto-oriented commercial uses that do some portions of the city, visual quality and non-motorized access can also be improved. The recomnot fit comfortably into traditional busine s areas, neighborhood mixed-use centers or village and submended guidelines for auto-oriented commercial development presented in Chapter 10 - Development regional mixed-use center cores. Character - Page 117 provide a starting point for preMany people anticipate that the South Beltline will paring improved standards for parking lot screening inspire business relocations from 28th Street, in particular, major retailers and car dealers. This would and landscaping, signs, etc. At,to present unique opportunities to restructure development along some portions of the 28th Street corridor by redeveloping larger commercial sites as new, walkable mixed-use village centers as described above. Even if large commercial sites are not available, these village centers can be created incrementally over time. (See the illustrative plans presented in Supplement B for an example of how such a transformation could occur at 28th and Division.) The Master Plan also recommends encouraging a transition in land use to medium-density residential on shallow commercial parcels that are difficult to market because of their limited depth. A change to residential use on the e segments of 28th Street would greatly reduce (or eliminate) the conflicts that exist today between the low-density residential neighborhoods adjacent to the corridor and the current l 1 • Page 59 • Oriented Commercial - Project Concept Plan Grand Rapids • Vital Business Districts - Chapter 4 �Objective VBD I Continue to reinforce Downtown's role as the multipurpose urban center for the metropolitan region. a. As the regional center for West Michigan, encourage the location of government, large scale office and arts and entertainment uses in Downtown. P/wto courtesy of ArtWorks Expanded Visions 2001 youth apprenticeship program. 4~4 , Objectives b. Promote the expansion of the resident population i.n and adjacent to Downtown by encouraging the conversion of near-Downtown and riverfront industrial and commercial areas to mixed-use (see Figure 2.a - Future Land Use Map - Page 21, Figure 3.g- Development Objectives for All Mixed-Use Areas - Page 37 and Figure 3.h- Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas - Page 38). c. See also Voices & Visions: Community Planning for Downtown. and Policies The following objectives and policies summarize what needs to be done to achieve the vision and plan recommendations presented on the preceding pages so that Grand Rapids can become a city of vital business districts. Above each objective is a line of theme icons. The icons illustrate how a particular objective is interrelated with another Master Plan theme. See Page 24 for a description of each theme. Objective VBD 2 Encourage reinvestment in traditional business area corridors to create compact retail mixed~use centers (cores) linked by residential mixed~use development (connectors). a. Assist traditional business area (TBA) organizations in assessing the market support for retail business, office and higher density residential, and the appropriateness of their building inventory, in planning for reinvestment. G Chapter 4 - Vital Business Districts • Plan Grand Rapids • Page 60 • b. A'iSist TBA organizations in developing business retention and recruitment strategies and managing the retail mix to create a marketable district identity and planning promotional activities. c. Foster property/business owner and resident cooperation in determining the appropriate mix of business uses. d. Provide technical assistance to encourage local business start-ups and expand local ownership. e. Target public investments in improving roadways, transit stops, streetscapes and parking to business districts with comprehensive, coordinated plans for retail recruitment and management, physical improvements, maintenance and district promotion. f. Encourage rehabilitation and infill development that enhances each TBA's traditional architecture and pedestrian orientation. g. Carefully control auto-oriented uses (3.g - Development Objectives for All Mixed-Use Areas - Page 37). h. Accommodate larger scale commercial uses where existing parcel configurations and shared district parking can support them. i. Employ on-street parking, shared parking lots and parking decks; locate and design off-street parking to minimize its impact on the pedestrian character of the district and adjacent neighborhoods. �080080: Objective VBD 3 Objective VBD 4 Encourage the development of compact, walkable commercial centers that provide a mix of uses (retail, other commercial and higher density residential) located on transit routes. Encourage the restructuring of commercial development on 28 th Street. a. Encourage the development of neighborhood and village mixed-use centers within traditional business areas, and restructure more suburban commercial areas, as shown on the Future Land Use Map (2.a - Future Land Use Map - Page 21, 3.h - Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas - Page 3 8 and 4.b - Hierarchy of Mixed-Use Centers - Page 56). b. Encourage the development at East Beltline/ Knapp and East Beltline/28 th to take the form of sub-regional mixed-use centers. c. Educate property owners, developers and lenders to the advantages of mixed-use development. d. Work with existing property and business owners to develop area-specific plans that can serve as catalysts and guides to mixed-use redevelopment of existing commercial areas. e. Prepare mixed-use development standards and guidelines using the Master Plan's recommendations as a starting point (Figure 3.g - Development Objectives for All Mixec&Use Areas Page 37 and Figure 3.h - Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas Page 38). f. Develop incentives to encourage mixed-use development (for example, density bonuses, public street extensions, off-street parking reductions, streamlined development approvals). d. Provide zoning standards and design guidelines as needed to improve site planning and design (landscaping, architecture, signs, buffers, etc.) and to improve pedestrian and bicycle access in auto-oriented commercial districts. e. Ensure that streets are clean and well lit and that traffic speeds are safe. a. Concentrate retail development in proposed village and sub-regional mixed-use centers and in planned shopping centers. b. Encourage the conversion of shallow (hard to market) commercial parcels to medium and/or high-density residential mixed-use (Mixed-Use Type Din Figure Figure 3.h- Purpose, Recommended f. Enhance pedestrian connections from commercial districts to nearby neighborhoods. Uses and Special Considerations for Mixed-Use Areas - Page 38). c. Collaborate with neighboring communities to improve the design and appearance of 28 th Street, including the possibility of a boulevard cross section. Objective VBD 5 Improve the visual appeal and walkability of all business districts. a. Assist in providing streetscape improvements to enhance the pedestrian environment and the visual appearance of the city's commercial areas. b. Coordinate with the Interurban Transit Partnership to provide appropriate transit facilities (bus lay-bys, benches, shelters). c. Upgrade district appearance by encouraging compatible fac;:ade, storefront and sign improvements to enhance curb appeal and visual interest. •Page61 • Plan Grand Rapids • Vital Business Districts - Chapter 4 CD �5~0 ~ A Strong Economy 5~ 1 ~ Introduction City government must help to foster a strong economy so that Grand Rapids' residents prosper, and that revenues needed to provide important urban services and amenities are available. The citizens of Grand Rapids recognize the importance of continuing business and institutional investment, but seek to balance economic growth with priorities for neighborhoods, the environment and the quality of development. • Page 63 • Plan Grand Rapids • A Strong Economy - Chapter 5 (:) �- -- - - • ·1 Why are Major Employers Important? The citizens of Grand Rapids expressed the following beliefs in what creates a strong economy and the importance of major employers. • A healthy business area is one in which new businesses replace outgoing businesses. • Business areas can pro,·ide jobs for local residents; local residents are good labor pools for businesses. • Locally owned businesses bring money into neighborhoods. Strong businesses help build the city's tax base. • Incentives are needed to attract new companies. T he significance of the need to insure strong industries within the city cannot be understated; nor can emerging trends be ignored, wch as a life sciences corridor, mixed-use, and the rising number of workers and corporations who are attracted to areas that can provide a high quality of life. These trends can lead to a strong, successful future with community support. A number of issues exist, however, that may impede or prove to serve to limit the degree of success. These issues include: • empty or under-used buildings and/or land; • industrial uses in older commercial areas; • expansion of businesses into adjacent neighborhoods; • locating redevelopment opportunities; • lack of an educated workforce; • hours or operation or the lack of public transit to bring people to and from their jobs; • limited handicap access in many older buildings (building code issues); • environmental contamination. --- ------ CF) Chapter 5 - A Strong Economy • Plan Grand Rapids A citywide community fornm was held at each of the public high schools. 5~2 ~ Visions One of the first steps of the master plan process was to ask the citizens of Grand Rapids what they would like to see the city look like twenty years from now. At the first community forum more than 300 people came together to discuss the future of Grand Rapids. Their discussion was guided by the information gathered during a series of neighborhood and business association meetings and discussion guide responses collected in the first two months of the planning process. Eleven major categories summarized key issues and provided participants a variety of discussion topics from which to choose. The beliefs and issues used at the forum were developed from the strengths, weaknesses, opportunities and threats identified previously. Statements and images that described a vision, or preferred future, for Grand Rapids were then created by forum participants in small groups. The following visions emerged. • Page 64 • 5.2.1 , Business Climate We will work proactively to continuously improve the city's business environment to encourage investment, diversify our economic base and expand employment opportunities. We will make the best po sible use of existing resources to produce sites for business development within the city's boundaries through brownfield clean-up, the reuse of older buildings and the assembly of larger parcels for redevelopment. Grand Rapids will offer creative zoning, flexible financing tools, a streamlined approval proce s and the transportation, utility and technology infrastructure that business needs to succeed. Businesses will have access to capital and good information about available real estate and how to work with local job placement and training programs. As the western anchor of Michigan's Life Sciences Corridor, we wilt become a center for innovation in biotechnology and health services. (\]) . ~l.)~\l)Q.,(,!,j:S~<::l~~;}j~ ffl Topic: ~ lssue:'tl\....t...-'+-'J'l,u•c..J~~~, lou1., i/SitlJ Wt, Tilt ~oPlt, rUATt A :sr,mv/.ATINC. ceo>JoMy 'io aim,,/Aff U,f/il# iuss,i./t½ ~,I!) /Wf~T'( /PNl\11fS TI/R~. ~~ EbllC~t>~ l,J(,RI{ '"I) mms ~ ,tws or ,lu~~/>JoR.MOO~ ~,I!) ~Sis 1,fl~IU.!) ro,,..( lutll P~y11Jr, :J'o~,' ~fif/SIT'f '" 11/t r~rn1nu,J17t r'Nft-tr 11"1> UNOU. - P~P1.A.T1~<, . Vision Statement ;..P.;..ic_t_u_re_/_S_y_m_b_o_l_____ -T,1mTMm �~ Topic: ~ Issue: 5., ,in,$s /-S. b Of'P"".....,;~s Root'\ Ilb io o.f.f.,.. more. ~dveco➔~ ... \. °"~ ;ob -1-<co,n•"' opp•..-4....,;+i«S1 in 'Sp•n,J/4_-.( order ~ prd11to+~ f.;,.. (t-{'(&..-.e.-ii"c>-i,ol'\ o k 1-l,s f•"iC WoMt'\ °"J. ~V\. -Ir> h•"c. be...,_,- Svp{'Orttc:l ~ \ - ~ , ii\ o,.J. su,c:.rss ""-l ~o-.i: l ,'es 5.2.3 .,. Building on Our Assets We will succeed in making our most important natural feature - the Grand River - increasingly visible and usable by converting riverfront industrial sites to parks and new development that welcomes people to the river's edge. - Vision Statement Picture/Symbol ;;..;.;~.;.._....._....;.....;;.;.._ _ _ _ _ W~•™m~am 5.2.2.,. Job Diversity and a Productive Workforce Educational partnerships between the business community, the public schools and our institutions of higher learning will offer all of our residents unparalleled opportunities to succeed in the workplace and contribute to the vibrancy of our economy. Our commitment to excellence in education and job training, and the availability of high quality public transit and child care, will be instrumental in moving people into work, out of poverty and up the job ladder. The skills and productivity of the people who make up our workforce will be recognized as significant economic assets. In tum, Grand Rapids' businesses many of which are locally owned - will provide well paying jobs that support families. 1~~fa) Picture/Symbol r • Cities Bounce Back For most metropolitan cities, the 1970's were a disaster. St. Louis, for example, lost a little more than a quarter of its population. A fifth of the people in Detroit and Buffalo fled to the suburbs or left for opportunities in the Sun Belt. The 2000 census reveals that many cities gained population in the last decade and some enjoyed their best decade since the 1950's. Grand Rapids mirrored this trend. After losing eight percent of its population in the 1970' s, the city gained 16,000 new residents in the next two decade , and now has its largest number of residents ever. An upward trend in population is only one indication of a city's health. But there may be a correlation between population growth and a vibrant urban environment. Five of the cities that had their best decade in the 1990's - Boston, Denver, Minneapolis, New York, and San Francisco - are among the top "24-hour cities" picked by the 2000 Emerging Trends in Real Estate report as the best bets for investment and development. City of Grand Rapids Census Year Population .Change 1960 ••••••••"••••••• 177,313 1970 ················· 197,649 ··············· 11.5% 1980 ················· 181,843 ················ -8.0% 1990 ················· 189,126 ················· 4.0% 2000 ················· 197,800 ················ 4.6% AJaprl"l.i from: \A:'1N1:- Rc-por~ an,..1 "Citil &)unc~ Ba1.'k," Neu, Urban i\'eu-s, Vol. 6, No. 4. June 1001. Posters are from the first Master Plan Commttn icy Forum held at Central High School in March 2001. • Page 65 • Plan Grand Rapids • A Strong Economy - Chapter 5 0 �5.3.1 .,. Sustainability and Diversity The adaptive reuse of older industrial buildings is an important issue for a sustainable economy. 5~3 -- Plan Recommendations To provide a basis for achieving these visions, characteristics of a diverse, sustainable economy are presented and referenced to recommendations in Chapters 3 - 9. In addition, plan recommendations focus on: • existing industrial districts in which a change in land use should be encouraged, and those in which industrial use should be retained; • the role of light industry as a component of mixed-used use development; • the benefits of mixed-use as a context for institutional expansion in the center city; • the importance of coordinating the location of job centers with decisions on transit. 0 Chapter 5 - A Strong Economy • Plan Grand Rapids • Page 66 • Grand Rapids can have a sustainable economy by adapting to changing conditions and re-using existing resources in new ways. Sustainable economic growth promotes adaptive reuse, brownfield cleanup and reinvestment in already developed areas as an alternative to the "take-make-waste" pattern of sprawl. Revitalization of Downtown, the adaptive reuse of older industrial and commercial buildings in the North Monroe and Heartside areas and plan recommendations for reinvestment in the city's older neighborhoods and traditional business districts (see Chapter 3 - Great Neighborhoods- Page 27 and Chapter 4 - Vital Business Districts - Page 47) provide examples of this kind of sustainability. A sustainable economy also emphasizes quality of life as a key factor in attracting and retaining a balance of household types and incomes, as well as employers and a skilled workforce. Recommendations on important factors that influence the city's quality of life - including the range of housing choices Grand Rapids offers, its schools, the quality of its built environment, its recreational and open space opportunities and its environmental quality - are addressed in visions and policy recommendations throughout the Master Plan. (See Chapter 3 - Great Neighborhoods - Page 27, Chapter 7 - A City that Enriches Our Lives - Page 89, Chapter 8 -A City in Balance with Nature - Page 103 and Chapter 10 - Development Character - Page 117.) Plan recommendations also touch on the question of fiscal sustainability (the need to balance municipal revenues and expenditures) by recommending that public investments be targeted (and leveraged), that incentives for desired private investment be established and that public/private partnerships be created. While the public sector can help to encourage and guide development, it is the private sector �that actually makes the majority of the investment needed to accomplish plan recommendations. As a result, limited public resources must be invested strategically to maximize returns in achieving desired outcomes. Grand Rapids can have a diverse economy by creating an environment that supports overall business success, rather than focusing on a single sector. As recommended in Chapter 4 - Vital Business Districts Page 47, Grand Rapids can also enhance the diversity of its economy by placing as much emphasis on nurturing the success oflocal entrepreneurs as it does on attracting major new employers. A diverse economy includes a variety of large and small jobgenerating uses including retail and services, arts and entertainment, government and professional offices, educational and health care institutions, technology and industry. Plan recommendations in this chapter focus on industry, mixed-use employment centers and institutions located on Downtown's edges. Master Plan recommendations for offices, retail and services uses are addressed in the preceding chapter (Chapter 4 - Vital Business Districts - Page 47). 5.3.2 , . Industry Compared to national trends, Grand Rapids has done well in retaining manufacturing jobs over the past 15 years. Continuing efforts to diversify the city's industrial base have contributed to this success; while jobs have been Lost in some industries (for example, furniture and fixtures), increases have been experienced in others (for example, printing and publishing). In manufacturing, as in other business sectors, many firms are locally owned. In addition, the majority of manufacturing firms located within the city a.re small, employing 20 or fewer people. Although Grand Rapids has many assets that make it an attractive business location, the city also faces certain disadvantages in comparison to undeveloped "greenfield" areas in the larger metropolitan region. Space for new industry and for the expansion of existing industry is limited. Available sites are relatively small and often need environmental remediation. Available buildings can also present environmental problems and be expensive to bring up to modern code requirements. While the city can help to overcome these disadvantages, it is important to have a clear understanding of where time and resources should be targeted. The following recommendations for future patterns of industrial land use can help to achieve this. Rail and Highway Corridors - As primary travel modes have changed over time - from water to rail to streets and highways - the patterns of industrial development in Grand Rapids (and the region) have also changed. In Grand Rapids, both the river and rail corridors became the "spines" of industrial development. Today, Grand Rapids industries do not depend on water for power or transportation. Many industries rely more heavily on truck access and proximity to highways (and airports) than on rail. The cost and convenience of competing transportation modes may continue to change in the future, however. As a result, industries that have ready access to both rail and highway corridors will retain flexibility as a competitive advantage. While some light industrial uses can fit compatibly in a mixed-use development context, other industrial uses, because of their scale and/ or external impacts, function best in single purpose industrial districts that are buffered from neighborhoods and shopping areas. Examples of these uses might include: truck terminals and distribution centers, contractors' yards, industrial laundries, and uses that manufacture or treat goods from raw materials. As shown on the Future Land Use Map (Figure 2.a - Page 21), the Master Plan recommends the retention of industrial districts that are located on rail lines and can provide easy access to highways without routing • Page 67 • The majority of manufacturing firms within the city are small, employing 20 or fewer people. Attractively Landscaped front yards in industrial areas improve compatibility with neighborhoods. Plan Grand Rapids • A Strong Economy - Chapter 5 0 �• provide attractively landscaped front yards; • step down building heights toward the street; • articulate front fac;ades to create a sense of scale; • provide doors and windows overlooking the street; • use higher quality materials on front fac;ades; • avoid excessive fencing and make fencing attractive (no barbed wire); • screen outdoor storage yards. 1886 Bird's Eye View Map of Grand Rapids. 0 Chapter 5 - A Strong Economy • Plan Grand, Rapids trucks through residential areas. The design of streets serving these industrial districts must balance needs for truck access with other priorities, for example, establishing attractive gateways to the city. In some instances, parcels on the edges of these districts may be consolidated to create improved buffers and transitions to adjacent neighborhoods and business districts. While design and development standards in these industrial districts will not be as stringent as those for light industrial development in mixed-use areas, some standards that address buffers and transitions may still be appropriate. For example, industrial uses fronting on major entrance corridors to the city should be encouraged to: • Page 68 • In some recommended industrial districts, for example the Godfrey corridor, multi-story 19 th century industrial buildings coexist with more contemporary industrial uses. fu in the North Monroe area, the adaptive reuse of these buildings for a mix of uses should be encouraged . This mix might include loft housing, artist/artisan studios, offices and retail. Over time, some existing industries may relocate outside of the city. If this happens, it will be appropriate to re-evaluate the affected area's land use designation. For example, if the existing industrial users in the area bounded by 28 th Street, Madison and the Norfolk Southern rail line were to relocate, this area could become a logical extension of the proposed village mixed-use center at 28 th Street and Division Avenue. Such a change in land use (from industrial to mixed-use) would be especially appropriate if the existing rail line were abandoned in the future. (See Supplement B for an illustration of one possible scenario for future development at 28 th and Division.) Riverfront - Since the city's founding, the Grand River has been a focus of job creation. Although the nature of those jobs continues to change, the city's relationship to the river remains critical to its economic development future . People in Grand Rapids would like to improve the visibility of, and access to, the river as an asset for both economic development and quality of life. The riverfront can offer special �opportunities for economic diversification, job creation and expanding higher density housing choices; while at the same time increasing recreational use and improving environmental stewardship. As a result, the Master Plan (see Figure 2.a - Future Land Use Map - Page 21) recommends that a change in land use be encouraged along the riverfront north of Wealthy Street1 from industry to open space and mixed-use. In the area north of 1-196, east of US-131 (on the west side) and west of Monroe Avenue (on the east side), this mix of uses should give priority to: • the addition of open space; • continuous public access along the river edge; • medium- and high-density residential development on the riverfront. New job-generating uses along the riverfront could include offices, educational or cultural uses and hotels. Retail, restaurant and/or entertainment can also be encouraged as accessory uses located in the same building as a primary residential, office or hotel use. A mix of uses within a single building or development parcel should be encouraged. Development densities that capitalize on the value of a riverfront location, and the control of surface parking, are recommended. Resource Extraction Areas - A significant land area in the southwest portion of Grand Rapids - including the former Butterworth Landfill and the area immediately to the west of 1-96 - were historically used as resource (gypsum, gravel) extraction sites. While these mining operations have been phased out, more than 200 acres of disturbed land remain that are currently zoned for single family residential use (R-1) 2• The Master Plan recommends that this 1 0 n the wt.>st bank of the Grand River -.outh of Wealrhy Strect, pla nn ing i:-. underway for the development of a park on the Ruckrwonh L1r\l.lflll. TI1is new riverfront pa rk will li nk m Kent Coun t,y's planned M,lli.'n nium Park loc,, tcd dirccd\· w the south on rhc Ur.ind R iver nnJ Kent Tra ils. On the case bank of the Grand Ri\.'er, the Ma:.tcr Plan propose.:. chat tht.> riwr cdcc (wcsl o f Market Street) heco rn c pan o f rhe con rinu ou.-; rive rfront ope n :.p:tct-/trail :,;}~rem. 'TI,c Buuerwonh LanJfill is owncJ hy thl! city and is pb.n ncd ro bcc~)me a park. low-density residential land use designation be maintained until more information is available on existing conditions and the constraints they pose for future development. As a result, any proposal for nonresidential development will require rezoning, including the notification of adjacent property owners and a public hearing. When a geotechnical analysis for this area is undertaken, it may be determined that residential development is not financially feasible in the majority of the area. If so, alternative uses will have to be considered. In the interim, it may be appropriate to al low limited use for outdoor storage (with a special approval) in areas that are immediately accessible from existing streets and are well buffered from existing residential development. 5.3.3 - Industry as a Component of Mixed-Use Development should capitalize on the value of the riverfront. With well defined design guidelines and performance standards, many light industrial uses can coexist compatibly with a mix of office, retail and housing - not only on the riverfront, but also in portions of Downtown and in the proposed mixed-use areas to the north and south of Downtown and on the Near West Side (Figure 2.a - Future Land Use Map - Page 21). Examples of these light industrial uses might include: laboratories, designer's or builders shops, photo labs, artist's studios and artisan's workshops, small scale manufacturers of food products or small assembled products from prepared materials. In riverfront, Downtown and near Downtown areas, light industrial uses that are relatively small in scale, provide a high ratio of employees to floor area and do n ot generate high volumes of truck traffic are particularly appropriate as part of the use mix. Encouraging a broader mix of uses in existing industrial areas on the riverfront and near Downtown is an important strategy in creating a human scale, walkable and transit-supportive city. To be success- Many Light industrial uses are appropriate in mixed-use areas. • Page 69 • Plan Grand Rapids • A Strong Economy - Chapter 5 0 �The former Butterworth Landfill Site has been remediated and planning is underway for the de~·elopment of a park. ful, these mixed-use areas must be carefully planned and designed to provide incremental transitions in use intensity and building scale, coherence in architectural design and a pedestrian-friendly public realm. As noted above, performance standards are also needed to control impacts (for example, noise and truck traffic) that can reduce quality of life. Recommended Development Objectives for All MixedUse Areas are presented in Figure 3.g - Page 37. Descriptions of the Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas are presented in Figure 3.h (see Mixed-Use Area Types A and B) - Page 38. In addition, the development guidelines in Chapter 10 Development Character - Page 117 provide one example of industrial mixed-use; examples of how plan recommendations and guidelines might be applied (Near West Side and in the vicinity of Plainfield/ Leonard) are in Supplement B. These Master Plan materials provide a starting point for undertaking more detailed area-specific plans for each proposed mixed-use area. These areaspecific plans should determine where existing development should be protected and enhanced and where future redevelopment should be encouraged. These more detailed planning efforts, undertaken with the collaboration of the city, area land owners, developers, residents and business owners, are essential in establishing a foundation for successful mixeduse development. eluding those associated with health care) are the fastest growing sector of the Grand Rapids employment market; most of these service jobs are located in the Downtown area. As a result, Grand Rapids needs land use patterns for the future that can allow and encourage these institutions to grow within the city - but to do so according to rules that recognize important priorities for preserving neighborhoods, creating walkable streets and managing traffic and parking demand. The existing pattern of land use in Grand Rapids outside of the Downtown area also includes many institutional uses - from elementary schools to college campuses - that are already integrated into the development fabric. In some instances, it would be very difficult to expand the physical boundaries of these institutional sites in any significant way. (Metropolitan Hospital is an example.) ln other instances (for example, Cornerstone College) such expansion may be possible. Because each situation is unique, the Master Plan recommends that institutions, neighborhood and business organizations work in collaboration with the city to explore alternatives and find appropriate solutions to expansion needs. 3 Mixed-Use - The Master Plan recommends that the major educational and health care institutions located in and on the edges of Downtown be encouraged to remain and expand within a mixed-use development context that: 5.3.4 , . Institutions Health care and research institutions are important economic anchors and incubators. 0 Chapter 5 - A Strong Economy • Plan Grand Rapids In a global economy, businesses' most important raw material is skilled and dedicated workers. As a result, colleges, universities and technical schools are critical economic resources, as well as important job generators in and of themselves. Similarly, health care institutions - especially those engaged in biotechnology research and development - are important economic anchors and incubators. Consistent with national trends, service jobs (in- • Page 70 • • encourages ground level retail and services along major streets; • emphasizes the quality of the pedestrian environment; • reduces traffic and parking demand by encouraging the use of transit, carpooling, cycling and walking; 1 TI1c JX"IS::iiblc nct..J to nmsider n.:usc oprions for puhlic ~,hoob that ma) Ix- closi..'1.I in tht.• hmm.: prCM!ntb a doi;e parnllt:I to rhc i.~f.UC of tn,..tuurionill expansi\lll. ln<lt:c<l, in11tirutinnal U!-o(':-. arc on1:()f sl'\'cral likely optiom for thl' rt:use of che:;c huilJin~-.. GuiJelmcs for one example of sd10t,l i-ite rn,sc (th:ir ;1:..,11m!.!:',. rh11t the t!Xh;tin,:: building i:. retained) 1s providt..-J 1n C/w/>lt'T JO Pas,:e I15. �• controls the amount, location and design of surface parking; • incorporates higher density housing to provide compatible transitions to existing single-family neighborhoods. This mixed-use approach to planning for institutional expansion will not only protect the livability of center city neighborhoods; it will also present a positive image of the city to visitors from the metropolitan region and beyond. The general purpose and recommended uses for institutional mixed-use areas on the edge of Downtown are described in Figure 3.h - Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas Page 38 as Type C. In addition, it should be noted that public and private institutions (including, for example, educational and cultural uses) can also be components of Type A and B proposed mixed-use areas. The recommended uses for neighborhood, village and sub-regional mixed-use centers proposed throughout the city (see Figure 2.a - Future Land Use Map - Page 21 and Figure 4.b - Hierarchy of Mixed-Use Centers - Page 56) also include institutional uses (for example, schools, churches, branch libraries, post offices, recreation centers and social service agencies). A limited number of smaller scale institutional uses (elementary school, branch library, agency outreach office) are most appropriate in or adjacent to the core of neighborhood centers, the smallest in the suggested hierarchy of mixed-use centers. Because of their larger size, village and sub-regional mixed-use centers can accommodate a broader range of larger institutional uses (recreation center, technical school, church) both in their core or inner ring areas. Overall Development Objectives for AlL Mixed-Use Areas are presented in Figure 3.g- Page 37. Guidelines for one example of institutional mixed-use are also provided in Chapter 10 - Development Character - Page 117. 5.3"5 , Job Centers and Transportation The Master Plan recommends that major job centers be located on transit lines so that employees have the option of getting to work without their cars 4• In addition, the expanded use of transportation demand management programs is recommended to encourage transit use, car- or van-pooling and walking or cycling to work. This, in turn, will reduce peak traffic volumes and the amount of on-site parking needed. In mixed-use areas, parking should be treated as a resource shared by uses that experience peak parking demands at different time of the day. Streets that carry major volumes of traffic should also be designed to ensure that they create an appropriate environment for pedestrians and cyclists, as well as cars and trucks. • promote the development of additional Renaissance Zones; • promote the development of an industrial park (in collaboration with the City of Walker) that supports sustainable business practices; • build partnerships on urban redevelopment with communities that border Grand Rapids. These goals should be pursued in a manner consistent with the Master Plan's recommendations, objectives and policies. 5.3.6 , Urban Redevelopment Council Established in 1995, the Urban Redevelopment Council serves in an advisory capacity to the City of Grand Rapids and the Right Place Program5 to bring the "voice of the business community" to the city's urban redevelopment work. The Council's mission is to promote business retention, expansion and attraction activities in the city through the productive reuse of land and buildings, while strengthening collaboration between the city and other units of government within the region. The council's 2002 Strategic Plan presents the following goals: • develop an aggressive land assembly strategy for the city; -t Jr is also imp<.)rtant to not!.! that rhe Interurban Tr.i.n:.it Partnership (ITP), the regiona l transit ::q::ency, is focusing Sp<'l:ial attention on improving tran:.txmation st!rvice:,; to link low income populario ns co cmploymcm (nnJ daycare) lo,..:arions by expand in$? existing van se rvice. ~The Right Place Program, ,1 regional t.'Conomic dcvek1pml'nt ag1.>ncy, works under contract with the Cit} of Grand Rapid!i- to as:;ist with lanJ and hu ildin~ ,me prcp..1ration, h~inc..~ assistance, market ing an d promotion of development opportun it ies anJ pa rmcr::,hips wi th prin re, ~-ovcmmenr and commu nif)' s.,TtOups involved in economic development. • Page 71 • Major job centers should be located on transit lines. PLan Grand Rapids • A Strong Economy - Chapter 5 0 �oeeeeos ·oeeos Photo courtesy ofArtWorks Expanded Visions 2001 youth apprenticeship program. Objective SE 1 Objective SE 2 Capitalize on the Grand River as an asset for economic development and quality of life by encouraging a change in land use along the riverfront from industry to open space and mixed,use. Capture the benefits of improved riverfront visibility and access by encouraging mixed,use development in near,Downtown industrial areas east of US,131 and west of Monroe Avenue. a. North of Wealthy Street, encourage mixed-use development that adds open space, provides public access and gives priority to medium- and high-density residential development along the river's edge. Encourage development that takes advantage of valuable riverfront land by discouraging one-story buildings and controlling surface parking (see Figure 3.g - Development Objectives for All Mixed-Use Areas - Page 37 and Figure 3.h - Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas: Type B - Page 38). 5.4 .- Objectives and Policies b. South of Wealthy Street, pursue plans for park development at the Butterworth Landfill and the extension of the riverwalk (see Figure 7.c Open Space Framework Plan Map - Page 95). The following objectives and policies summarize what needs to be done to achieve the vision and plan recommendations presented on the preceding pages so that Grand Rapids will have the land use and transportation patterns that support a positive business climate, a diverse job base and a productive work force. Above each objective is a line of theme icons. The icons illustrate how a particular objective is interrelated with another Master Plan theme. See Page 24 for a description of each theme. c. Develop standards for accommodating light industry as a part of the riverfront use mix (for example, small scale, low impact, high employment). 0 Chapter 5 - A Strong Economy • Plan Grand Rapids d. Undertake area-specific planning as a catalyst and guide to reinvestment (based on mixed-use recommendations in Figure 3.g - Development Objectives for All Mixed-Use Areas - Page 37, Figure 3.h - Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas - Page 38 and Figure 4.b - Hierarchy of Mixed-Use Centers - Page 56). • Page 72 • (Figure 3.h - Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas: Type A - Page 38.) a. Improve connections from all neighborhoods to the riverfront (in particular, by reducing the barrier created by the US-131 embankment). b. See also SE l .d. oeee Objective SE 3 Retain industrial districts located on rail lines that can provide easy access to highways without routing trucks through residential areas. a. Consolidate parcels for industrial use on the edges of these districts. b. Develop standards that improve buffers and transitions to adjacent neighborhoods, business districts and major entrance corridors to the city. c. Encourage the adaptive reuse of pre-World War II industrial buildings wherever possible. �080080: Objective SE 4 Objective SE 6 Encourage major institutions to remain and grow in a mixed,use context in Downtown and on its edges. Improve public transit access to work places by coordinating the location of major job centers with existing and proposed transit lines. (Figure 3.h • Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas: Type C • Page 38.) a. Protect neighborhood edges by creating incremental transitions in use intensity and building scale. b. Adopt transportation demand management strategies to reduce traffic increases and on-site parking requirements; carefully control the amount, location and treatment of surface parking. c. Provide a pedestrian-friendly street network with ground floor retail and service uses on major streets. d. See also SE l.d. 0800 Objective SE 5 Accommodate appropriately scaled institutional uses as components of proposed mixed,use neighborhood, village and sub,regional centers. (Figure 2.a • Future Land Use Map• Page 21 and Figure 3.g - Development Objectives for All Mixed-Use Areas · Page 37.) 080080: g. Provide flexible financing tools, a streamlined development approvals process and connections to appropriate employee placement and training programs. h. Make development approvals predictable, fair and efficient. i. Help to coordinate economic development initiatives within the metropolitan region. Objective SE 7 Encourage business investment while balancing economic growth with priorities for neighborhoods, the natural environment and the quality of the built environment. a. Provide investors and developers easy access to economic, market, workforce and real estate information. b. Give greater emphasis to technical assistance for small businesses to foster entrepreneurship, business start-ups and local ownership. Objective SE 8 Encourage business development and continued economic diversification to deepen and broaden the range of jobs and pay scales available within the city. a. Give particular emphasis to attracting and retaining businesses that provide jobs that pay a living wage and can support families. b. Promote the availability of good transit service and quality, affordable day care for the children of working families. c. Nurture existing business to promote sustainable growth. d. Provide the transportation, utility and technology infrastructure needed to support commerce. e. Use public investments strategically to leverage desired economic development in appropriate locations. Objective SE 9 Encourage educational partnerships that promote youth development and improve the job skills of citizens of all incomes. f. Assist in the production and marketing of attractive business development sites, offering a range of site sizes, land use types and locations. • Page 73 • Plan Grand Rapids • A Strong Economy • Chapter 5 0 �6.0 ~ Balanced Transportation 6~ 1 ~ Introduction Primary travel modes change over time. They shape, and are shaped by, land use patterns. Grand Rapids' citizens support the coordination of transportation and land use decisions to reduce dependence on the automobile, provide choice in travel modes and to balance needs for automobile and truck access with the long term objectives of improving transit, making streets more walkable and creating a system of bike routes. • Page 75 • Plan Grand Rapids • Balanced Transportation - Chapter 6 (:) �6.2. 1 , Automobile Alternatives Why Do We Need a Balanced Transportation System? The citizens of Grand Rapids expressed the following beliefs about the importance of a balanced transportation system that not only serves the automobile but pedestrians, cyclists, and transit riders as well. • Good public transportation contributes to a healthy region, city and neighborhoods. • We musr pursue alternate means of transportation so that we don't just rely on the car. • Our streets should be made comfortable for pedestrians, the handicapped and others (bikes, strollers, delivery carts, etc.). • Good pedestrian environments in bus111ess areas compliment good automobile access. • A good network of streets promotes easy access and often attracts businesses to an area. • Our streets should he well paved and well marked. • Multiple bus routes make neighborhoods more desirable. • Making and maintaining streets as comfortable places for pedestrians is important. • High volumes of low speed traffic are good for business areas. • The city should be built for people, not cars. • Bikes are an important consideration in the design of our streets and should he safe!} accommodated. T I he city's interconnected network of streets, alleys and sidewalks allows people to move from one place to another efficiently. The need for a balanced rransportation system that offers alternatives to the automobile was strongly expressed by the public throughout the planning process. These alternatives can reduce automobile dependency and associated parking needs, as well as rncrease the accessibility of jobs to the Grand Rapids workforce. --- [ e Participants were actively inwli<ed in the decision-making process for the plan. 6 . 2 .- Visions One of the first steps of the master plan process was to ask the citizens of Grand Rapids what they would like to see the city look like twenty years from now. At the first community forum more than 300 people came together to discuss the future of Grand Rapids. Their discussion was guided by the information gathered during a series of neighborhood and business association meetings and discussion guide responses collected in the first two months of the planning process. Eleven major categories summarized key issues and provided participants a variety of discussion topics from which to choo e. The beliefs and issues used at the forum were developed from the strengths, weaknesses, opportunities and threats identified previously. Statements and images that described a vision, or preferred future, for Grand Rapids were then created by forum participants in small groups. The following visions emerged. Chapter 6 - Balanced Transportation • Plan Grand Rapids • Page 76 • We will plan land use and transportation in our city and the region to make transit convenient and affordable. All residents will be able to get to work, school, recreation opportunities or shopping without relying on a car. Because our state-of-the-art transit system will be such a success, parking demand will be significantly reduced and we will be able to devote less land to storing parked cars. In most neighborhoods, residents will have access to daily, convenient shopping and services within walking distance of home. Our streets will create a connected network and will be designed to encourage walking and cycling; information on walk/bike routes will be easily available. We will emphasize the importance of treelined, people-friendly streets in our neighborhoods. Traffic calming will contribute to safer streets for drivers and more livable neighborhoods for all residents - especially our children. Most important, our overall transportation system will offer a balance between cars, transit, cyclists and pedestrians. Vision Statement ,~(in R I) Picture/Symbol _ _ _........ _ _ _ _ _ _ _ _ _ W~Ti1m THm �The 1923 Master Plan Recommended Streetcar Improvements to Relieve Traffic Congestion. 1 CITY or ~J~PIDS f PRORJSED ENLARGED TRANSIT sYSTEM '. CITY PLANNINGDCPARTM(NT Ef1!Trru":T-- ;._~~,.;;;..&..~~----Picture/Symbol I I ~ ,I J Wact.TrfmT•am 6.2.2 - Well Designed Street Network Despite carrying greater traffic volumes at major streets will be designed to be people-friendly. We will make sure that street paving is in good condition by investing in improved longer-life materials and carefully managing truck load limits. AB a result, vehicle damage will be significantly reduced and traffic safety will be improved. Attractively landscaped, safe, clean, well maintained streets will be an important part of our city's positive image and quality of life. Posters are from the first Master Plan Community Fomm held ar Central High Schoo! in March 2001. • Page 77 • Pl.an Grand Rapids • Bal.anced Transportation - Chapter 6 C:) �• design streets to enhance safety, improve walkability and create image corridors; • reduce the extent to which highways create barriers to movement; • manage parking supply and demand and improve parking lot location and design; • provide bike routes. Planning Background The 1996 Long-Range Public Transportation Plan for the Grand Valley Region recommends the development Balancing the use of street rights-of-<.vay to accomodate auto, transit, pedestrian and bicycle lanes is important. Figure 6.a, GVMC Long,Range Public Transportation Plan URBAN AREA FlX.EO ROUTE SERVICE - FEEDER SERYfCE TO CLOSEST HUS = RURAL SERVICE SURFACE TRANSPORTATION CENTER TRANSIT CENTERS • • - COMMUNITY HUBS AFTEEN MINUTE SERVICE -THIRTY MtMJTE SERVlCE PEAK HOUR EXPRESS 6~3 ~ Plan Recommendations The 1994 Grand Valley Metro Council (GVMC) Blueprint Report and the 1996 Long-Range Public Transportation Plan for the Grand Valley Region (Metro Mobile 2020 Task Force, Grand Rapids Area Transit and GVMC) provide a conceptual foundation for coordinating transportation and land use decisions to reduce dependence on the automobile and provide choice in travel modes. The Master Plan builds on this foundation to promote coordinated land use and transportation decisions that: • support transit use through coordinated land use, site planning and street design decisions; • balance the use of street rights-of-way to accommodate pedestrian and bicycle needs, as well as moving vehicles; e Chapter 6 - Balanced Transportation • Plan Grand Rapids • Page 78 • of a transit system linking outlying community hubs in Kent and Ottawa Counties to and through the City of Grand Rapids via express and high frequency service bus routes. Because the locations of these routes are important factors in land use decision-making, an effort has been made to interpret the regional concept and to identify potential alignments within the city (Figure 6.a - GVMC Long-Range Public Transportation Plan - Page 78). High frequency ridership bus routes have also been mapped to assist in future land use plan~ ning. Finally, the regional transit organization (the Interurban Transit Partnership, or ITP) is undertaking an evaluation of alternative fixed guideway routes and transit modes as part of the regional system. Although early thinking about these alternative routes has also been used in developing the Future Land Use Map, the conclusions of this evaluation could modify land use planning (and development density decisions) within the city. Future Land Use Land use decisions must be coordinated with efforts to improve and expand transit service, and to create a balanced transportation system that reduces dependence on the automobile. More compact devel- �opment patterns and higher development densities in some areas of the city will concentrate travel origins and destinations to support more efficient transit operation. Several land use recommendations that reinforce efforts to make transit a viable transportation choice have been described in preceding chapters, including: Figure 6.b - Transportation Framework: Transit / I' ! -··· i i\7' •-7 • directing higher housing densities to locations on, or within walking distance, of major transit routes (see Chapter 3 - Great Neighborhoods - Page 27); • encouraging the creation of compact, walkable mixed-use centers located on existing high ridership bus routes and proposed high frequency service, express and fixed guideway routes (see Chapter 4 - Vital Business Districts Page 47; • encouraging the location of major job centers on transit routes and the provision of incentives for employees to choose the bus over commuting by car (see Chapter 5 - A Strong Economy - Page 63). As noted above, the fixed guideway location(s) to be recommended by lTP will have an impact on the location of several proposed village mixed-use centers. These alternative village center locations include South Division Avenue at Cottage Grove and 28'h Street west of Breton, as illustrated on the Future Land Use Map (Figure 2.a - Page 21) and the Transportation Framework: Transit Map (Figure 6.b - Page 79). Site Planning and Street Design The way that buildings and parking are arranged on a site has a significant impact on the ease with which transit users can move between transit stops and the front doors of buildings. Large parking lots located adjacent to the street establish a barrier to pedestrian movement between bus stops and buildings. Existing development can be retrofitted in a variety r---' ,~!~ _j __ LEONARD O'BRIEN EXISTING BUS ROUTE (Width indicates amount of use) ,I- PROPOSED EXPRESS ROUTES d'/"_ •••••• @ - POTENTIALFIXEDGUIDEWAYSYSTEM PROPOSED TRANSIT CENTER TRADITIONAL BUSINESS AREAS • • - POTENTIAL CENTER NEIGHBORHOOD CENTER VILLAGE CENTER SUB · REGIONAL CENTER ---l • Page 79 • Pl.an Grand Rapids • Balanced Transportation - Chapter 6 C:) �Figure 6.c .. Transportation Framework: Streets of ways to reduce the extent to which parking lots discourage pedestrian connections. (See Section 10.8 - Auto-Oriented Commercial in a Post-World War II Context - Page 135 for one example.) A more efficient pattern for bus operation and transit riders, however, is to locate buildings on or near the front property line, with parking located to rear. This is especially important at major job centers and in neighborhood, village and sub-regional mixed-use centers. Similarly, the planning and design of street improvements should take transit vehicles and riders into consideration, for example by providing bus shelters, benches and bays that allow buses to pull out of roadway travel lanes. At major transit connection points, a configuration that accommodates more than one bus at a time, and that is located off the major through-traffic street, may also be appropriate. (See Supplement B, for examples of how a major transit connection might be accommodated in the village mixed-use centers proposed at Plainfield/Leonard and 28"'/ 4MILE i =.-... , ! ,..J ! ! w ~ ~ 0 §"' z ! I.,_, MICHi ~· .., J r f 0 ~ - ,AN ; t,J 6TH l § i IS "'j ::, u. Division.) FFW<KUN 6.3~2 . . Streets ~ e ,,, HALL \ BURTOi - - CITY COLLECTOR 1- •. - - w.JORCITYSTREET • • • • • w.JOR CITY STREET- PROPOSED - AEGIONALSTREET .,, _ ,, _ .,, z ••; - - - t - -- f-2aALbSlG§!_-\,Ell . 28TH \ i '-- ,...,-~ • • • • • ENHANCED SfREETSCAPE 32ND I I STREET CONSERVATION AREA 36TH i i.._.. f'"- •"_ ... i l Streets must be designed to allow cars, trucks, transit and emergency vehicles access throughout the city. People in Grand Rapids also want streets that are attractive and safe. Along with parks, squares and plazas, the city's streets are major determinants of the quality of the public realm. When they are improved to create a positive image, and provide a pleasant environment for people on foot and on bicycles, they can serve as a powerful economic development tool. To achieve this, decisions on street design, traffic management, parking, land use and development character must be coordinated. Street Design ;-~ 44TH e Chapter 6 - Balanced Transportation • Plan Grand Rapids • Page 80 • The city has already established guidelines to better balance the use of space within public rights-of-way in the 1996 Street Classification Policy. Street functional �classifications (regional, major, city collector as shown in Figure 6.c - Transportation Framework: Streets Map - Page 80) are coordinated with development categories and design guidelines. These guidelines balance the need to move vehicles with the creation of a street environment that accommodates on-street parking, trans it stops, pedestrians and cyclists. A Street Conservation Area is also defined, encompassing the majority of the city's older neighborhoods where streets are narrower than modern standards. Within this area, street reconstruction and widening projects require Planning Commission approval to ensure that streetscape and pedestrian amenities are not sacrificed. The Master Plan reaffirms these policies and guidelines and recommends that they be augmented in preparing future neighborhood and area-specific plans that interpret the Master Plan's recommendations in greater detail. These area-specific plans should designate pedestrian priority streets and coordinate land use decisions and development guidelines with those designations. Safe Streets - Recent research suggests that slower travel speeds mean safer streets with fewer accidents and injuries. Like many cities, Grand Rapids is now undertaking traffic calming projects that slow traffic by effectively narrowing the perceived street width, using curb bump-outs and sma ll diameter roundabouts located at intersections. The Master Plan recommends a continued coordinated approach and financial support for these initiatives (on both residential and shopping streets) to ensure that faster moving traffic is not simply displaced from one street to another. In addition, for new development projects, standards that allow narrower street widths should be considered. Walkable Streets - Even streets that carry high volumes of traffic can act as seams, rather than barriers between neighborhoods if they are designed to: • provide streetscapes that create a comfortable, human scale environment; • include on-street parking and planting zones to protect pedestrians from travel lanes; 5,dewalk Parkway • use traffic calming techniques to slow vehicles; and THIS • provide well defined crossing points. The location and treatment of off-street parking, and the number and design of driveways (especially those serving non-residential uses) also influence walkability. Parking lots located adjacent to the sidewalk, especially if they occupy significant street frontage and/ or are not softened and screened by landscaping, create an environment that is not hospitable to people on foot. In contrast, buildings located close to the sidewalk, with entries, windows and/or storefronts oriented to the street, create a sense of human scale and add activity and visual interest. This model can be applied to residential, commercial, institutional or industrial development, but it is essential in the core of the city's traditional business areas and neighborhood, village and sub-regional mixed-use centers. (See 10.4 - Traditional Business Area - Page 127 for one example.) In addition to the design of the street environment, the design of the larger street network has an impact on walkability. Streets that create connections within and between neighborhoods, and to shopping, jobs, parks and schools, are needed. Small blocks and variations on a grid of streets multiply connections; large blocks and cul-de-sacs limit connections (see Section 10.9 - Higher Quality Medium and High-Density Residential Design - Page 137). Finally, the distribution of land uses influences walkability. As a result, the Master Plan recommends encouraging mixed-use development that locates homes, shopping, jobs, and schools within easy walking distance of one another. • Page81 • ,,,..- Ro21dw21y !:>idewalk Ro,,dway NOT THIS --------........__ / / ' I I pede~tnaizone I out omob,le z.one "' \ I I I \ \ \ \ ' ' ll!ustrar:ions from the Screet Classification Polit-y that show how to create a pedestrian friendly streetscape. Plan Grand Rapids • Balanced Transportation - Chapter 6 e �Street Redesign Studies - Several additional street redesign studies were suggested by community participants during the preparation of the Master Plan. These include: • East Leonard Street, from Plainfield to East Beltline, where the varying number of lanes and lane configurations create bottlenecks and safety concerns; • Seward Avenue, where extensions north to Ann Street and south to Wealthy Street would provide a continuous north-south surface street connection on the Near West Side. 6.3.3 , . Highways Division Avenue is an important image street (rendering from the Heartside Mainstreet Charette). e Image Streets - Certain high traffic volume streets that serve as gateways to Grand Rapids, especially those on which the addition of higher density residential development will be encouraged, deserve special treatment to create a positive image for the city overall and to enhance their appeal as reinvestment locations. Boulevard treatments or other similar enhancements - for example, street tree plantings, improved sidewalk paving, street signs and street lights - on these streets would dramatically improve their appearance. The Master Plan identifies 28 th Street, Division Avenue and Michigan Street west of Fuller as important image streets (Figure 6.c- Transportation Framework: Streets Map - Page 80). Other gateway streets that should be considered as image streets include North Monroe, Fulton, Leonard, Plainfield, Lake Michigan Drive, Market and Grandville. The engineering and cost feasibility of creating enhanced streetscape on these streets should be given special consideration. Chapter 6 - Bal.a.need Transportation • Pl.an Grand Rapids • Page 82 • Limited access highways within a city often create significant barriers by limiting or eliminating street connections and/ or ignoring pedestrian and bicycle needs in the design of underpasses and bridges. In Grand Rapids, the design of US-131 - especially on the we t bank of the Grand River to the north of Downtown - is an extreme example of this phenomenon. The Master Plan recommends that strategies for eliminating or minimizing this barrier be explored to reconnect Near West Side neighborhoods to the river. (See Chapter 7 - A Community that Enriches Our Lives - Page 89.) In the longer term, when major reconstruction of this segment of US-131 is being planned, the Master Plan recommends that the possibility of eliminating the US-131 embankment be explored to create an at-grade urban boulevard (with appropriate surface street travel speeds) between Ann Street and 1-196. In conjunction with this redesign, east-west streets should be extended to the riverfront. Although it may take decades for this recommendation to be implemented, interim steps can be taken to reduce the barrier that the US-131 embankment creates. These include improving the existing pedestrian tunnel at 10th Street and creating new street �extensions and underpasses at 7,h and/ or 8 th Street where there is adequate vertical clearance. As other highway improvements are planned, designed and implemented on both US-131 and 1-196, the Master Plan recommends that opportunities for improving street connectivity and enhancing pedestrian and bicycle access (by widening sidewalks and adding bike lanes) be given serious consideration. This will require coordination among city departments and neighborhood and business organizations, as well as the Michigan Department of Transportation. 6.3.4, Parking Parking is a complex and controversial planning issue. Nevertheless, a balanced transportation system must include a balanced approach to parking management. Critical parking management variables include: • the amount of off-street parking required for different land uses and types of development; • the way in which off-street parking is located and designed; • the availability of on-street parking; and • how the costs for both on- and off-street parking are assigned and who bears those costs. Decisions on how parking is managed can have a tremendous influence on neighborhood livability, business district vitality, the cost and financial feasibility of new development and the price of housing and other real estate for sale or rent. Parking management can also affect the following: • individual decisions on whether to take the bus, cycle or walk - rather than finding, and possibly paying for, a place to park a private automobile; • the amount of traffic on city streets (and the air quality impacts of tail pipe emissions); • the amount of impermeable, paved land area and the volume (and pollutant loading) of surface runoff; and • the extent to which compact, walkable development patterns can be achieved. Supply Like many other cities, Grand Rapids specifies a minimum number of off-street parking spaces that must be provided for different types of land uses in its current zoning code. These minimum parking requirements appear to be based on national standards geared to suburban, rather than urban, development patterns. With the exception of the Downtown area, the same standards apply no matter where in the city a particular use is located. This approach fails to reflect differences in actual parking demand patterns or to take advantage of the potential to use variations in parking requirements as an incentive in implementing both transportation and development objectives. The Master Plan recommends that alternative approaches to parking management be explored. For example, the city could adopt lower parking requirements - or replace parking minimums with parking maximums - in those portions of the city that are located within easy walking distance of transit routes (including job centers) or are designed to incorporate a mix of housing, jobs, retail and services. This would provide a potentially significant financial incentive to encourage mixed-use development, the restructuring of traditional business areas and the creation of neighborhood, village and sub-regional centers. Similarly, available on-street parking could be counted in meeting total parking requirements to reduce the area that must be devoted to surface parking lots. In many instances, shared parking lots (and decks) that serve the needs of a district are a more land • Page 83 • Improving access under US 131 w connect West Side neighborhoods to the Grand River should be given serious consideration. Plan Grand Rapids • Balanced Transportation - Chapter 6 C:) �Parking areas should be designed for minimal impact on the visual quality and pedestrian orientation on the street. efficient and cost effective parking strategy than requiring each property owner to provide his/her own off-street parking. This shared parking approach is especially helpful in maintaining a more compact development pattern and a continuous block face. The Master Plan recommends that shared parking also be encouraged to ensure that uses which experience differing peak parking demands do not provide redundant parking. In areas where incentives for reinvestment are needed, the city may play a more active role in planning and developing shared district parking lots or ramps. Initiatives for managing the supply of parking, especially in the older parts of the city, require coordinated efforts to avoid the potential negative effects of parking spillover onto neighborhood streets. Many communities use resident permit parking programs to control these impacts. Demand New approaches for managing the supply of parking must be coordinated with strategies for managing parking demand. One of the most effective strategies for managing demand is to ask drivers to pay for the parking they use. This would make some of the true costs of parking more visible and distribute them more equitably. Another, less politically challenging, approach is the use of transportation demand management (TDM) programs. These programs require large employers to provide incentives for employees to use transit, car- or van-pools, or walk or cycle to work. Major employers can also be encouraged to develop financial incentive programs that allow and encourage employees to purchase homes within walking distance of work, These employer-assisted housing programs can take many forms, but often include low-interest loans and/or assistance with closing costs. (:) Chapter 6 - Balanced Transportation • Plan Grand Rapids • Page 84 • Design The guidelines for mixed-use recommend that parking be located and designed to minimize its impact on the visual quality and pedestrian orientation of the street environment (Chapter 10 - Development Character - Page 117). 1n addition, all development - even on auto-oriented strip commercial corridors - should be required to provide landscape screening on parking lot edges adjacent to the street, as well as those adjacent to residential uses. Landscaping should be required within parking lots to provide visual relief, shade and a more human sense of scale. Wherever possible, these landscaped zones should also serve as runoff infiltration areas. 6.3.5 , Bike Routes The bicycle element of the Long Range Transportation Plan for the Grand Valley Region (1996) proposes that 3% of all regional travel trips be made by bicycle in the short term and that 10% of all trips be converted to bicycle trips in the longer term. To accomplish these goals, energy and resources must be focused on providing more and better on-street bicycle facilities and bike paths that accommodate both recreational trips and trips to work, shopping and school. In the following chapter, the creation of a primary open space framework is recommended, composed of greenways and on-street bicycle/pedestrian corridors that link all areas of the city to major parks, the river and the developing county and regional trail network. The configuration of this primary open space framework, in combination with the bike routes proposed in the 1996 Long Range Transportation Plan (Figure 6.a - GVMC Long-Range Public Transportation Plan - Page 78 and Figure 6.d - Transportation Framework: Non-Motorized - Page 85), should serve as a starting point in establishing priorities for future bike route planning and development. �• KNAPP/ --~ Reducing Car Dependence ---'-Lj.JUIJ!.l:,J. ~r'-'+--"-"'.,.C.....L..-❖--.!:!:~ E ' ~ Reducing dependence on the automobile and providing choice in travel modes yields many benefits. I I \ \ • Increased mobility for the elderly, too young, or with means too limited to be able to drive a car. / ~/ I I I • Reduced congestion and time spent in commuting . ........... 1 1/ I / ------ , _____ J I I I \ • Increased convenience in reaching necessary travel destinations. I PROPOSED BICYCLE LANE f,3VMG8icydeAallePlai1900j EXISTING TRAIL • Reduced need for land devoted to parking at multiple destinations. PROPOSED TRAIL PARKS, OPEN SPACES & CEMETERIES __ _ I I I I I ,_ -- __ , 'I I ~ . .... I I ,__ "~ I l I I I __ _._II 1 I I I I I I ____ . I I • Tax revenues that can be re-allocated from roadways to other important purposes. 1 _, I ,____ ~. I r---- I I ilrH -, ' I I ' I I ----h-1 I I I I -- I I I I I I I I I I I • Reduced consumption of nonrenewable resources and improved air quality. ~~ t---'-t-~-4--2~~~---u...+----!- - - I i \ I I I • Page 85 • Plan Grand Rapids • Balanced Transportation · Chapter 6 e �oeoeeo: Objective BT 1 Improve and expand transit service. a. Support implementation of the 1996 Long-Range Public Transportation Plan. b. Assist in assessing the feasibility of fixed guideway routes and alternative transit modes within the city and the region (Figure 6.b - Transportation Framework: Transit Map - Page 79). c. Coordinate land use and transportation planning to make transit convenient, efficient and affordable. d. Locate higher density housing on or within walking distance of transit routes. Photo courtesy of ArtWorks &;panded Visions 2001 youth apprenticeship program. 6~4 ~ Objectives and Policies The following objectives and policies summarize what needs to be done to achieve the vision and plan recommendations presented on the preceding pages so that Grand Rapids can effectively balance transportation modes. Above each objective is a line of theme icons. The icons illustrate how a particular objective is interrelated with another Master Plan theme. See Page 24 for a description of each theme. e. Encourage transit-supportive development densities in proposed neighborhood, village and sub-regional mixed-use centers. f. Ensure that major employment and activity centers are well served by transit. g. Encourage building placement and parking design that facilitate access to transit stops. h. Include transiHelated improvements in the planning and design of street improvement projects. i. Ensure that transit is accessible to persons with disabilities. b. Balance through-traffic and commuter needs with the need for pedestrian quality in neighborhoods, neighborhood business districts and Downtown. c. Encourage the development of a connected street network that disperses traffic. d. Target roadway and streetscape improvements to assist in the revitalization of neighborhoods and business districts and encourage mixed-use development. e. Undertake a street redesign study on East Leonard Street from Plainfield to East Beltline. f. Extend Seward Avenue north to Ann Street and South to Wealthy Street. oeoeeo: Objective BT 3 Design all streets to be safe and walkable and to present a pleasing image of the city. a. Incorporate the recommendations and standards included in the city's Street Classification Policy (and updates) as part of the Master Plan (Figure 6.c - Transportation Framework: Streets Map - Page 80). b. Ensure that city streets are well paved and that streets and alleys are well lit, well landscaped and well maintained. Objective BT 2 Coordinate land use and transportation planning to provide safe and appropriate vehicular access to all areas of the city. C:) Chapter 6 - Balanced Transportation • Plan Grand Rapids a. Locate industrial and commercial land uses, and manage truck traffic, to avoid the use of residential streets. • Page 86 • c. Continue the coordinated use of traffic calming strategies to slow travel speeds and improve safety. �d. Encourage the development of more walkable streets by: • cooperating in planting and maintaining street trees; • requiring safe and attractive sidewalk paving; • creating well defined cross walks; • promoting the placement of buildings close to the sidewalk with entries, windows and storefronts oriented to the street. e. Design residential streets for the minimum right-of-way and pavement width necessary for aesthetically pleasing walks and parkways, travel lanes, on-street parking and emergency vehicle access. f. Identify important city gateway corridors (e.g. 28 th Street, South Division Avenue and Michigan Street west of Fuller); provide streetscape improvements (including possible boulevard treatments) to create a positive image for the city and attract reinvestment. g. Recognize the importance of alleys in traditional and urban neighborhoods and promote alley improvement projects. oeoeo: Objective BT 4 Reduce the extent to which highways create barriers to movement between neighborhoods, business areas and the Grand River. a. Encourage the Michigan Department of Transportation (MDOT) to evaluate the feasibility of redesigning US-131 (from 1-196 to Ann Street) as an at-grade urban parkway when major reconstruction is planned. f. Establish regulations and incentives to locate b. Take immediate steps to reduce the barrier created by the US-131 embankment by improving the existing pedestrian tunnel and creating underpasses to extend 7th and/ or 8 th Street to the river's edge. and screen parking to minimize its impact on the view from the street. g. Develop policies to discourage demolition of buildings exclusively for surface parking use. c. Seek opportunities for improving street connectivity and pedestrian/ bicycle access as highway improvements are planned, for example on l-196. Objective BT 5 Encourage the more efficient provision of parking and reduce its impact on the city's appearance and walkability. h. Consider the feasibility of providing structured parking in densely developed business districts where extensive surface parking would negatively impact pedestrian character. i. To reinforce the role and importance of alleys in providing services to compact residential and commercial areas (e.g. garbage collection, utilities and parking) promote alley improvement projects. a. Coordinate transit and parking strategies. b. Allow reductions in required off-street parking (or the replacement of required minimum amounts with maximum amounts) in areas that are within easy walking distance (1/4 mile) of transit routes and/or planned to incorporate a mix of housing, jobs, retail and services. c. Encourage shared parking; manage parking in neighborhood business areas on a shared, district-wide basis. d. Encourage the development of transportation demand management programs by major employers and at major employment and activity centers to reduce peak hour congestion and on-site parking needs. Objective BT 6 Improve bicycle access. a. Prepare plans to guide the development of efficient and pleasant citywide bike routes that connect neighborhoods and link them to the Grand River, parks, schools, and business districts. b. Design bike routes to meet national standards. c. Encourage bike/ transit linkages (e.g., bus bike racks; bike storage lockers at major transit stops). e. Adopt policies to avoid potential spillover parking on neighborhood streets (for example, resident parking permit programs). • Page 87 • Plan Grand Rapids • Balanced Transportation - Chapter 6 e �7~O ~ A City that Enriches Our Lives 7~ 1 -- Introduction The quality of life in Grand Rapids plays an important role 1n determining whether people will choose to live, shop, work and spend leisure time in the city. Many factors influence quality of life including schools, environmental quality, open space and recreation and the attractiveness of the built environment. The Master Plan focuses on the Grand River, open space, the city's heritage and urban design as important quality of life considerations. • Page 89 • Plan Grand Rapids • A City that Enriches our Lives - Chapter 7 e �-------- --- 7.2.1 , . Building On Our Assets Grand Rapids will be a city where green spaces are valued, protected and preserved to enhance neighborhoods, provide community gathering places and sustain the invaluable treasure of wildlife and nature. We will succeed in making our most important natural feature - the Grand River - increasingly visible and usable by converting older riverfront industrial sites to parks and new development that welcomes people to the river's edge. We will recreate the rapids in the river as a reminder of our heritage. What Makes a Healthy City? itJ Topic: G,..+ of.I., N~,,~1,.,1, ..ls The citizens of Grand Rapids expressed the following beliefs concerning what makes a quality li\'ing environment. • Neighborhood parks and open space contribute to healthy neighborhoods. More than 2,500 people participated in the Master Plan process. • We should preserve, enhance and add to green space in the city. 7 ~2 ~ Visions • Neighborhoods need community/recreation centers for classes, meetings and other activities. One of the first steps of the master plan process was to ask the citizens of Grand Rapids what they would like to see the city look like twenty years from now. At the first community forum more than 300 people came together to discuss the future of Grand Rapids. Their discussion was guided by the information gathered during a series of neighborhood and business association meetings and discussion guide responses collected in the first two months of the planning process. Eleven major categories summarized key issues and provided participants a variety of discussion topics from which to choose. The beliefs and issues used at the forum were developed from the strengths, weaknesses, opportunities and threats identified previously. Statements and images that described a vision, or preferred future, for Grand Rapids were then created by forum participants in small groups. The following visions emerged. • Trails and bikeways should interconnect with our city parks. • Tree lined streets contribute to healthy neighborhoods. • Green spaces along our rivers and streams should be expanded to help protect and enhance water quality. • Public places should become neighborhood landmarks. • Community gardens should be devdoped. T he ability to attract and retain residents and a skilled workforce is increasingly tied to a community's quality of life - including its recreational and open space opportunities, its environmental quality, its schools and the quality of its built environment. TI1e Mastt:r Plan recognizes the importance of these quality of life characteristics and gives special attention to creating an open space and trail network tied to expanded open space and mixed-use opportunities along the Grand River. G) Chapter 7 -A City that Enriches our Lives • Pl.an Grand Rapids • Page 90 • f~ Issue: CbML- i- ~Aa'fllfTJ/ p_ [D IIJ 1 -----SR-Qi;·~~} Picture/Symbo ■ _ Posters are from the first Master Plan Community Forum held at Central High School in March 2001. �The 1923 Master Plan Recognized the Importance of Parks and Open Space. \JJ, k41 l'I • tP1. ,__ , ~411.. e,.., •~ - l ,-•~ ,.,._r~•• ,..(\ f..,f "t .._,.."- Jt,J;:,,. ,._ "'-U•.... JI.,-.. fL.1--c.... ..,t~ .. •"""'- ..A""-;..J.~1,.,..,t.J.., ( • .4"~,. • '"""""'Wit. ..,...-r ,..cL.-, 1.,;,,l,, ,..-s~ ... ,-1. fUTUl\E A PLAN fOlt G&OWLH Of iHE Parks and Pleasure A System of Large . Drives to Encircle the City Vision Statement for more and • gro,vs the nectSStty As TH t ory ·es oUl-side w i\l become 1 Picture/Symbol l,l<g<:< bre.l<hmg •Po" . .-11 . dd more , J.n..-nt, and (t.-w thmgs "\\ t a more lpp. . . be cnioymetu of to ,he dotrabihty of J oty e P"'ks , t easy • . le rh,10 a v;\flety O g It> peop . broad and s,glnly ple\SU<c lo:,: ,fo,tancc re.Kht..-d by _ ests such .i The nup on clw, page sugg <lr1ve-. rks oocsid~ the Ot)' S)'Stt1"0 1nvohms J <lozell pa . ( connecung drives. This pb.n and :1 scud o su cSfive ,m<l othet att'J.!. is, of cour.;e. mc:rdy gp. emsetvcs .,s JUOCl: .11\y pccscnl th m,ly c..'\·~tu e o{ d,ese parks the cicy ha!t .,ppropnatc. ~ ,le. Hodenpyl park .uow,J already ocqwrc Yg hough JJd,cion<1\ Rcc...--ds LUi.e for inst3.ncc,_ t territory J.<lJoi1ung tt ,s dcs1rabh:.. Pl a st e r Cree\.. Park , creage along o,,,ned by tbt: Ot)' and its narural "-.. _ _ _ _......;.;..;;..a_a.,__ _ _ _ _ W.S.TrimTaat sources will be dc· vclopeu. The parks should offer varying at uaaion:>. One. for i1\sr.mce might be :i woodland m irs 7.2.2 .. Parks and Recreation natural stl.t e.. J. place where ch e lovet of bords sod Grand Rapids will have safe parks and community centers with lots of supervised activities for children of all ages - from sports to the arts. Our success in engaging youth and families in our diverse recreational programs will strengthen our community and provide opportunities for young people to chart a constructive life course. We will also make great progress in developing a system of greenway corridors that link neighborhoods to parks, to one another and to regional and state trail systems. ftowt:rs could c.-njoy them. AnO{hc:r • anirna\ park to which should b \; moved the J o h " Ball 1.00. A tlmd a Roral oc t,or,n ical pack, ;i founh a ,v-a{er pa.rk of sueams a.od fountains and water {a\\s. \Vich no two alike the,' would hold unending m- .u\ cercst CO al\· [271 • Page91 • Plan Grand Rapids • A City that Enriches our Lives - Chapter 7 e �7 .3.1 , The Grand River VIEW As Grand Rapids' most significant natural asset, the Grand River can and should play an increasingly important role in enhancing the city's quality oflife. This can be achieved by continuing to expand the visibility of the river and improving access to and along its edges. Today, industrial development and highways limit the extent to which people can see, access and enjoy the riverfront. A new land use pattern that encourages open space and mixed-use development is needed to create a variety of people-oriented destinations. Existing riverwalk segments should also be extended along the entire length of the Grand River with connectors to neighborhoods across the city. These ideas are not new; they build on the city's 1923 Master Plan, Grand River Edges Plan and Central Area River Land Policy recommendations formulated in the 1980's. The Master Plan expands on these ideas to reflect a broader vi ion for making the Grand River the focus of a larger open space system. OP FUTURE GRAND RAPIDS SHOWING EFFECT OF IMPROVEMENTS PROPOSED JN CITY PUN CITY PLANNING DEPARTMENT - Drawing from City of Grand Rapids Master Plan, 1923. ,;,c ,, 7~3 ~ Plan Recommendations To provide a basis for achieving these visions, plan recommendations focus on: • capitalizing on the Grand River as one of the city's greatest assets; • expanding green space and recreational opportunities; and • quality urban design. 1 On the west hank of the GranJ River M>Uth ofW!!alchy 'trc(t, planning i..'I underway for the of Marker Sircet) become part of the cnntinuom, riverfront open space/trail ~yMem. Chapter 7 -A City that Enriches our Lives • Plan Grand Rapids Page 21), the Master Plan recommends that a change in land use be encouraged along the riverfront north of Wealthy Street 1 from industry to open space and mixed-use. In the area north of I-196, east of US-131 (on the west side) and west of Monroe Avenue (on the east side), this mix of uses should give priority to: • the addition of open space available to area residents, patrons, employees and the public; • continuous public access along the river edge; • medium- and high-density residential development on the riverfront. tk-velopme.nr of a park on the Butterworth L1nJfill. TI,is new riverfmnt park will link to Kenr County's planned Millennium Park lor.ued directly to the south on 1he GranJ River :i.nd Kent Trails. On tht' ea.,r hllnk of the Grand River, the Ma:;f(,;'f Plan propose:; that the river cd~e (w1..-st e Mixed-Use As shown in the Future Land Use Map (Figure 2.a - • Page 92 • New job-generating uses along the riverfront could include offices, educational or cultural uses and hotels. Retail, restaurant and/or entertainment can also �be encouraged as accessory uses located in the same building as a primary residential, office or hotel use. A mix of uses within a single building or development parcel should be encouraged. Development densities that capitalize on the value of a riverfront location, and careful control of surface parking, are recommended. Light industrial uses may also be appropriate in certain locations and under certain conditions. On the east side of the river, existing light industrial uses may remain and/or existing light industrial buildings may be reused for non-polluting, job-generating activities, including office use. Because of the narrow dimensions of this riverfront zone, the expansion of existing industrial uses should require special approval and new industrial development should be discouraged. However, new and expanded light industrial use can be an appropriate component of the mixed-use area located to the east of Monroe Avenue. On the west bank of the river, more complete redevelopment is anticipated in the riverfront zone to the east of US-131. The expanded mix of uses here could include new light industry. Nevertheless, this light industrial development should require special approval and, as noted above, medium- and highdensity housing and open space should be given priority on the river edge. Encouraging a new mix of uses in industrial areas on the riverfront (and near Downtown) is an important strategy in creating a human-scale, walkable and transit-supportive city. To be successful, these mixeduse areas must be carefully planned and designed to provide incremental transitions in use intensity and building scale, coherence in architectural design and a pedestrian-friendly public realm. Performance standards are also needed to control impacts (for example, noise and truck traffic) that can reduce the quality of life. In this riverfront zone, additional standards that protect the river's water quality, habitat value and flood control functions are also appropriate. Figure 7 .a .. Examples of Riverfront Mixed--Use and Greenspace Design Linkages to adjacent community Mixed use development clustered between street ends and open space pen space at d street ends open space G A A N D A V E A Linkages to adjacent community Mixed use development Urban boulevard 5# -- riverfront open space G A A N • Page 93 • D A V E A Plan Grand Rapids • A City that Enriches our Lives - Chapter 7 G) �Figure 7 .b -Greenway Connections The spine of the open space system is the Grand River and all of its tributaries. Connecting people to these tributaries and the River are considered primary objectives of open space planning. A continuous open space loop should connect each of the sub areas. Recommended Development Objectives for All MixedUse Areas are presented in Figure 3.g - Page 37. Descriptions of the Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas are presented in Figure 3.h - Page 38 (see Mixed-Use Area Type B). In addition, two examples of how plan recommendations and guidelines might be applied on the riverfront (on the Near West Side and in the vicinity of Plainfield and Leonard) are provided in Figure 7.a Examples of Riverfront Mixed-Use and Greenspace Design - Page 93 and Supplement B. These Master Plan materials provide a starting point for undertaking more detailed area-specific plans for each proposed mixed-use area. These area-specific plans should determine where existing development should be protected and enhanced and where future redevelopment should be encouraged. These more detailed planning efforts, undertaken with the collaboration of the city, area land owners, developers, residents and business owners, are essential in establishing a foundation for successful mixed-use development (see Chapter 11 -Area-Specific Plans - Page 151). River Connections • L. I Within each sub area, more detailed community-based planning should define appropriate linkages and park initiatives. e Chapter 7 - A City that Enriches our Lives • Plan Grand Rapids • Page 94 • The Master Plan endorses the recommendation originally proposed in the Grand River Edges plan that a continuous riverfront walkway be created on both sides of the Grand River to connect the proposed Millennium Park (on the south) to Riverside Park (on the north). In addition, the Master Plan recommends that connections between inland neighborhoods and the riverfront be improved. As described in the preceding chapter (Balanced Transportation), West Side neighborhoods could be reconnected to the river by altering the profile of US-131, improving existing pedestrian tunnels, and/or creating new underpasses to allow streets to be extended to the riverfront. Less dramatic but equally important changes are recommended on other portions of the river to improve its accessibility from inland neighborhoods. �Figure 7 .c .. Open Space Framework These include the creation of additional public open spaces at the riverfront termini of selected east-west streets and at bridge crossings, as well as improved sidewalks, street tree plantings and bike lanes on selected streets leading to the river. As noted above, Supplement B presents two examples that illustrate how decisions on land use, development character and streetscape investments can help to enhance connections to the river from inland neighborhoods. w z 4MLE ~ w ID ! 3Ml.E ~ Primary Open Space Framework To increase the value of the Grand River to all city neighborhoods, the Master Plan recommends establishing a primary open space framework that links the river to a network of greenways (off street) and an on-street system of designated pedestrian and bicycle connections (Figure 7.b - Greenway Connections Map - Page 94 and Figure 7.c - Open Space Framework Plan Map - Page 95). TI1e framework's greenway components follow (and in some instances, suggest day lighting) the river's tributary creeks to provide expanded recreational opportunities and improved walk/bike links. Just as importantly, the greenways can provide opportunities for creating habitat corridors and detaining and/or filtering stormwater runoff to improve water quality and reduce flood risk. The riverwalk and greenway components of the primary open space framework are complemented by on-street pedestrian and bicycle connections that link major destinations within the city and provide connections to existing and proposed regional trails at the city's edges. In addition, a Legacy Trail is proposed along Fulton Street, Lake Drive and Wealthy Street to connect John Ball Park to Reeds Lake/ John Collins Park in East Grand Rapids. This Legacy Trail, which follows a former streetcar line, could be developed in a variety of ways (for example, streetscape improvements, historic interpretive displays, public art, antique trolley) to highlight the city's history. O'BRIEN • ,_,, •__,, l - +-- -1 i i L i . ·-7" !i OPEN SPACE & NATURAL FEATURES NETWORK (On SlmeQ OPEN SPACE & NATUflAL FEATUFlES NETWOflK (OIi SlmeQ I LEGACY TRAIL i PARKS CE'-ETERIES OPEN SPACES & GOLF COURSES POTENTIAL CENTER NEIGHBORHOOD CENTER VILLAGE CENTER SUB - REGIONAL CENTER • Page 95 • Plan Grand Rapids • A City that Enriches our Lives - Chapter 7 e �7.3.2, Parks and Open Space People in Grand Rapids want to capitalize on the potential of parks and open spaces to improve neighborhood quality of life, bring residents together and build organizational capacity and pride. The recommended primary open space framework establishes a starting point for more detailed planning of open space and pedestrian and bike connections within three sub-areas of the city (Figure 7.b Greenway Connections Map - Page 94). The definition of this secondary open space framework should be undertaken in collaboration with neighborhood and business organizations and the Planning Department, as the Park and Recreation Department periodically updates its plans. In addition, the preparation of neighborhood and mixed-use areaspecific plans, that build on the Master Plan's broader recommendations, is also anticipated. These areaspecific plans will provide additional opportunities to coordinate more detailed planning for parks, open space and pedestrian and bicycle linkages with decisions on land use and development character. People in Grand Rapids want to capitalize on the potential of parks and open spaces to improve neighborhood quality of life, bring residents together and build organizational capacity and pride. The reuse of vacant lots as community gardens, play areas or beautifully landscaped and maintained focal points provides an opportunity for residents to cooperate in creating a tangible improvement in the quality of life on their street or in their neighborhood. New and improved park spaces that create an attractive residential environment (for example, on the riverfront) or that are designed and programmed to draw people and activity (for example, in a mixeduse center core) can also enhance an area's appeal to private investors. In addition, parks and open spaces can enhance urban residents' understanding of, and appreciation for, natural systems and environmental stewardship. G) Chapter 7 -A City that Enriches our Lives • Plan Grand RapicLs • Page 96 • Park and Recreation Master Plan The city's Park and Recreation Master Plan, which is updated every five years, was updated in coordination with the preparation of this Master Plan. As a result, the goals and guidelines that constitute the action plan of the Parks and Recreation Master Plan are closely aligned with the visions, plan recommendations, objectives and policies presented here. In addition, the Parks and Recreation Master Plan evaluated the amount and distribution of park acreage throughout the city based on national standards. The findings of this analysis, presented in Figure 7.d- Parks Deficits Map - Page 97, provide a quick and general visual summary of park and open space deficiencies that need to be addressed. Open Space Issues During the preparation of the Master Plan, citizen input emphasized the need to provide additional green space, particularly within the densely developed central city. Three park and open space issues of particular importance were identified: • the potential for road rights-of-way to serve as "green" corridors; • the opportunity to coordinate open space and stormwater management planning; and • the need to explore collaborative strategies for funding the development and maintenance of green spaces throughout the city. Green Streets - The visual quality and walkability of the city's streets have a significant influence on Grand Rapids' image and quality of life. Street trees, located in a planting zone between the sidewalk and the curb, create a comfortable environment for people on foot by providing shade in warm weather and a buffer to moving vehicles. Street trees also create a sense of scale, soften the urban setting and establish a unified foreground. Boulevarded streets �(with a landscaped median) can have an even more dramatic effect in greening the urban environment. More substantial streetscape investments are likely to be appropriate on high image streets that serve as gateway corridors to the city (see Chapter 6 - Balanced Transportation - Page 75) and on streets that are components of the primary open space framework. Nevertheless, the planting and maintenance of street trees should be a priority on all city streets. Stormwater Management - Natural infiltration (or percolation into the soil) is a more environmentally sustainable approach to managing the quantity and quality of stormwater runoff from impervious surfaces than directing it to catch basins and pipes that carry it to streams and rivers. But natural infiltration requires land - for landscaped swales that slow and filter runoff and for wetlands, ponds or detention basins - that can store runoff for later, controlled release. The Master Plan recommends that opportunities for retrofitting existing parks to help provide for stormwater management and natural infiltration be explored and that the acquisition and design of new parks consider potential stormwater management functions. In addition, as illustrated in Figure 7.c - Open Space Framework Map - Page 95, the Master Plan recommends creating a system of greenways along tributary streams to the Grand River. These greenways should include naturalized open channels that slow the velocity of the runoff they carry and bring that flow into contact with soil, vegetation, air and sunlight to allow the natural ecosystem to treat and infiltrate stormwater. Finally existing, publicly owned stormwater detention basins in the city should be redesigned to provide infiltration areas and/or created wetlands that enhance their stormwater management capability. These detention areas should also be landscaped to make them visual assets year around; informal recreation could also be allowed on some portions of these sites during the periods when they ____ r Figure 7.d . . Parks Deficits 4MLE I I / / w z /"'- :::, ~ w 4MLE f· ., j ....,,,...i / ~ i .,- / I 'KNAPP ; _r ~ .. . :"'1 / I......_.._N,.i@· ,..,_,, ® LAKE MCl11GAN DA · -, ~I i l..._ ® BRIDGE a: ·-··...l~ - 7J ® ,. •• ® ® WEALTliY ® FflANKUN I i. f' r· Downtown ,r I . ,-···-···-.! , ••- - - -• .~ i ® Ji' I l Pu;:;;:;::,ks 28TH 1 Al.I 1 ~ · -· . . 't..., ALGER Park Schools L -- 1 ! ~__//]- +-, -7 ~-·- -•-•-•·-· Recreation Planning Areas Westside Northend ~i ,.._,...l ro81NSON,' ClilCAGO DA County Recreation Facilities i . l· ~,.,.- --------·-··-t...1 • . L.-···- 1 Fl.It.TON ® ® i j J,.:,-·•-" i ~ ir ® 1-··-··-..·-·· -··7 ® O'BRIEN '--·r LEONARD ® @ M :-· - ..., .., ~ '1 Southeast Southwest South @:I Neighborhood Park Deficiency Mini-Park Deficiency .. ~~----.-......~~ ...,,.J~-.Ptl'"--1,1,j " ~ -1""-~.=,;9~=-=-===;::..::::_..,1 • Page 97 • --r----- 447~11--,-__ ~-, - - - ~'i,...,,_ :44°'T.u11_-t-- - - - - - - - _ \ Plan Grand Rapids • A City that Enriches our Lives - Chapter 7 c;) �• Provide park and recreation facilities and programs that are accessible to people of all ages, incomes and abilities. • Provide parks, recreation and special event facilities that meet the community's recreational needs, conserve natural resources and/or enhance access to the Grand River. • Increase internal and external awareness and support for the department. • Employ an informed and trained staff to carry out the mission, goals and objectives of the department and provide an environment fostering personal and professional growth. Figure 7.e, 2003,2007 Parks and Recreation Master Plan Goals • Increase walkability within the community to assist the city's goal to provide balanced transportation opportunities. • De\'elop a connected greenway system that protects natural features; provides habitat corridors; connects neighborhoods, parks and open space and links to regional and state trail systems. Grand River System • Recognize and understand the significant role that open space and recreation play in the stabilization and revitalization of neighborhoods. • Work with appropriate government agencies to provide a continuous trail system along the Grand River. Selected Guidelines • The Grand River corridor shou Id serve a:, the backbone and framework for the further development of a citywide non-motorized system. Provision of Additional Green Space • Improve and sustain quality of life by providing and coordinating servic<:s in neighborhoods. • Provide the resources for the maintenance, renovation and development of a high quality park and recreation system that meets the needs of the Grand Rapids community. • Strive to develop public green space within the city that is safe and attractive and serves as gathering places and destination venues. • Continue to involve the community, neighborhoods and residents in the development of policies, design improvements, acquisition and implementation of parks and open space. • Recognize the quality of life issues that will benefit from developing an open space system that relies on the ability to move around the city by foot, bike, etc. Chapter 7 - A City that Enriches Connectivity Community Enrichment Goals e • Work closely with the various neighborhood and business associations in the provision, improvement and maintenance of public spaces. OUT • Provide historical, cultural and environmental interpretation whenever possible to further enhance the recreation system and the community's exposure and understanding of these elements. • Devdop policy and protocol with the assistance of the Planning Department and other applicable city staff in regard to vacant lots within residential neighborhoods. • Evaluate underutilized green spaces such as existing stormwater retention facilities to provide useable open space that is aesthetically pleasing and multifunct10nal. Diversity Facility Development • Intensify the promotion of and participation in ethnic festivals. • Ensure inclusiveness in all departmental programs, services, activities and facilities by continuing efforts to make all park· and programs accessible ro people of all abilities. Collaboration • Continue to work closely with the public school district in the provision of recrearion opporwnities and understanding the effects and ramifications of recent and planned school closings. Lives • Plan Grand Rapids • Page 98 • • Conduct a feasibility study for the provision of recreation centers within the city. • Complete a conceptual master plan for the Butterworth Landfill. Funding • Aggressively pursue alternative funding sources for the provision of recreation facilities, programs and opportunities. �are not flooded (See Chapter 8 - A City in Balance with Nature - Page 103). Resources for Acquisition, Development and Maintenance - City resources that can be devoted to the acquisition, development and maintenance of parks, greenways, trails and streetscapes are limited. A,:, a result, creative strategies for providing the land and resources needed to achieve the Master Plan's recommendations must be explored. These might include: • opportunities to partner with civic, neighborhood or special interest organizations to provide open space improvements, maintenance and programming (for example, adopt-a-park or -street programs; community gardens; playground development); • soliciting the donation of land and/or easements; • partnering with the school district and other organizations to assist in the provision of land and facilities, particularly indoor recreation opportunities. 7.3.3 - Urban Design In Grand Rapids, people are concerned about the loss of architecturally and historically significant buildings and the quality and character of new development. To help address these concerns, sample development guidelines have been prepared as part of the Master Plan to illustrate how the community can be more proactive in describing the urban design objectives it wants to achieve and the factors that will be considered in reviewing and approving projects. These guidelines are presented in Chapter 10 - Development Character - Page 117 and address the topics below. additional guidelines to ensure that valued characteristics of the each neighborhood's existing development context are preserved as new development, infill and rehabilitation are undertaken. Mixed-Use - how to maximize the compatibility between different uses, densities and building types. Four situations are addressed in the context of the city's older neighborhoods: • infill development and parking in a traditional business district; • institutional mixed-use; • industrial mixed-use; and Opportunities may also exist for rethinking development regulations to shift some of the respon ibility for providing, developing and maintaining open space improvements to the private sector. Examples might include: • including requirements for usable, accessible public spaces in zoning regulations and allowing payments in lieu of providing those open spaces; • tree preservation, replacement and or planting requirements for new development (and payments in lieu); • requiring minimum landscape setbacks from rivers and streams; and • encouraging the u e of native plants/ landscaping. • reuse of a school site. In addition, guidelines are recommended for improving the visual quality and walkability of auto-oriented strip commercial development. Higher Quality, Higher Density Residential Development - how to encourage medium- and high-density residential development that is located and designed to complement existing patterns. Green Space in the Central City - how to provide more green space in densely developed areas. Chapter 10 - Development Character - Page 117 also presents a preliminary evaluation of the characteristics that distinguish five different types of neighborhoods in Grand Rapids as the starting point for developing • Page 99 • /11 Grand Rapids, people are concerned about the Loss of architecturally and historica!!y significant buildings and the quality and character of new de\!elopment. Plan Grand Rapids • A City that Enriches our Lives - Chapter 7 e �Objective EOL I Objective EOL 2 Make the Grand River a recreational, aesthetic, economic and historic focus of the city. Promote the development of a system of greenways along tributary streams to the Grand River, as well as on,street pedestrian and bicycle corridors, to link all city neighborhoods to the river, major destinations and regional trail systems. a. Encourage a change in land use north of Wealthy Street from industry to open space and mixed-use (see Figure 2.a - Future Land Use Map Page 21, Figure 3.g - Development Objectives for All Mixed-Use Areas - Page 37 and Figure 3.h- Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas: Type B - Page 38). Photo courtesy of ArcWorks Expanded Visions 2001 youth apprenticeship program. b. Pursue the planning and development of a city park on the former Butterworth Landfill; link this new park to the county's proposed Millennium Park. c. Extend the riverwalk system from Riverside Park to the proposed Millennium Park; include a riverwalk connection on the east bank of the Grand River located west of Market Street in the area sou th of Downtown (see Figure 7.c - Open Space Framework Plan Map - Page 95). 7.4 ~ Objectives and Policies The following objectives and policies summarize what needs to be done to achieve the vision and plan recommendations presented on the preceding pages so th.at Grand Rapids can protect and capitalize on its natural and built assets. Above each objective is a line of theme icons. Highlighted icons illustrate how a particular objective is interrelated with another Master Plan theme. See Page 24 for a description of each theme. d. Evaluate the feasibility of returning the rapids to the Grand River. e. Improve connections between Near West Side neighborhoods and the river by evaluating the long-term feasibility of eliminating the US-131 embankment; make interim improvements to enhance pedestrian, bike and vehicular access under the embankment. f. Provide open spaces at the riverfront termini of selected east-west streets and at bridge crossings; provide coordinated pedestrian and bike improvements on these streets. e Chapter 7 - A City that Enriches OUT Lives • Plan Grand Rapids • Page 100 • (Figure 7.c - Open Space Framework Plan Map - Page 95.) a. Design greenways to protect natural features, provide habitat corridors and improve stom1water management, as wetl as providing bicycle and pedestrian connections. b. Provide streetscape, pedestrian and bicycle improvements on the on-street elements of the proposed primary open space system. c. Explore the potential for creating a Legacy Trail on Fulton Street/Lake Drive/Wealthy Street, connecting John Ball Park to John Collins Park. d. Continue to cooperate in the planning and development of a regional park system. oeoeeo: Objective EOL 3 Expand open space and recreational opportunities. a. Build on the proposed primary open space framework to undertake the more detailed planning of open spaces, parks and pedestrian/ bicycle links in cotlaboration with neighborhood and business organizations. �b. Support the acquisition and development of new parks and open space, giving special consideration to areas of the city with acreage and distribution deficits. c. Maintain existing parks and open spaces in a safe, clean and attractive condition. d. Continue to cooperate with the pubUc schools to provide joint park-school facilities. Update the park-school agreement to address school closure issues and maintain public access. Objective EOL 4 Objective EOL 6 Identify additional/alternative strategies for funding the acquisition, development and maintenance of parks and open spaces throughout the city. Emphasize urban design quality and place~making. a. Investigate the potential for partnerships with civic, neighborhood and special interest organizations. e. Maintain public land that is vacant in a parklike condition or make these sites available as community gardens. b. Revise development regulations to provide requirements and/ or incentives for private sector provision of useable, public open spaces. f. Design parks to optimize usability in response to community/ neighborhood needs and preferences. c. Continue to aggressively pursue state and federal funding. g. Include natural areas, wildlife habitat, native landscapes, stormwater management and environmental education in park planning and programming. h. Support expanded recreational programming for residents of all ages. i. Encourage multiple use of public buildings for community activities. j. Develop and operate recreation centers in different areas of the city. k. Capitalize on the potential of city streets to serve as green corridors. a. Document and establish consensus on valued visual and spatial characteristics within the community; develop strategies and tools, including urban design guidelines, for protecting those characteristics and encouraging compatibility in new development and rehabilitation projects. b. Protect and capitalize on important scenic views, landmarks and entrances to the city. c. Encourage the creation of spaces for informal social interaction in the design of private development and the public realm. Objective EOL 5 Build on our past. a. Make city history and historic preservation important values in land use and development decisions. Objective EOL 7 Recognize the arts as an essential resource to be nurtured and supported. b. Provide technical and support staff to identify districts with historic and architectural value and work with area property owners to assist in their designation to capture the benefit of historic tax credits. c. Encourage the preservation and adaptive reuse of historic and architecturally valuable structures. • Page 101 • Plan Grand Rapids • A City that Enriches our Lives - Chapter 7 Q �B~O ~ A City in Balance with Nature 8~ 1 , Introduction People in the City of Grand Rapids support planning approaches that protect natural resources, capitalize on existing infrastructure and honor the principles of Smart Growth. This chapter highlights Plan recommendations that provide an alternative to sprawl, promote balanced transportation, protect valued natural resources and better manage stormwater runoff. • Page 103 • Plan Grand Rapids • A City in Balance with Nature - Chapter 8 0 �• -How Should the City 8.2.1 , City As Center --- Grand Rapids and the metropolitan region will be national leaders in controlling urban sprawl. As a result, we will succeed in revitalizing the city's central core, strengthening long-established neighborhoods and protecting treasured green spaces. The quality of our neighborhood-based businesses, workplaces and schools will play an important role in maintaining our city's appeal to families, employers and investors. Promote Sustainability? The citizens of Grand Rapids expressed the following beliefs concerning how the city should consider the interests of narure and rhe environment. • It is important to support the advancement of green technology in the city. • We believe that everything is interconnected. • Preservation should be balanced with reuse. • We should follow guiding principles that are based on sustainable development and Smart Growth. • The Grand River and its watershed must be enhanced and protected. • Green spaces should he interconnected to accommodate wildlife. • 1l1e production of biosolids and other forms of waste should be minimized. • The quality of our air can be improved by placing a greater emphasis on mass transit. • Balance is essential in mass transit, auto and truck use. • Grand Rapids should be the "shining star"; an international leader in environmental problem solving. S ustainable development is an emerging trend that will affect land use patterns, construction techniques and development in the future. Green buildings, roof-top gardens, rain gardens and new technologies will influence the management of stormwater and strive to resolve many manmade problems. Some of these changes will be mandated by law, (for example the separation of combined sewers; stormwater and sanitary) and increasing pressures to improve water and regional air quality may result in more transit-supportive initiatives, regional watershed protection and waste reducrion initiatives. In recognition of the challenges ahead, the Master Plan Committee adopted the Hannover Principles as aspirational goals in formulating their guiding principles for this Master Plan (see Page 103). --- 0 -ti ~ At the fourth Community Forum more titan 150 people came together to discuss the future of Grand Rapids. Topic: - uda f<>b{Q a:m Issue: 1 f'nv,roTusjl lch,,r. -Spro..., J1 . 8.2 ~ Visions One of the first steps of the master plan process was to ask the citizens of Grand Rapids what they would like to see the city look like twenty years from now. At the first community forum more than 300 people came together to discuss the future of Grand Rapids. Their discussion was guided by the information gathered during a series of neighborhood and business association meetings and discussion guide responses collected in the first two months of the planning process. Eleven major categories summarized key issues and provided participants a variety of discussion topics from which to choose. The beliefs and issues used at the forum were developed from the strengths, weaknesses, opportunities and threats identified previously. Statements and images that described a vision, or preferred future, for Grand Rapids were then created by forum participants in small groups. The fol.lowing visions emerged. Chapter 8 - A City in Balance with Nature • Plan Grand Rapids • Page 104 • Picture/Symbol - - - - - - - - - - - - - Wade-TrfmTeam Posters are from the first Master Plan Community Forum held at Central High School in March 2001. �• tr,,cn-~ -pA ~ Topic: ';u.'::rA1~ASl£ ~,.,,\ll~k . LlE- ~/IJ ~ Issue: [i§e.r..~ use 'f. wl\sr, 111,M,.,,21in,,-:i &..~ 0l( R, C, T( Master Plan for Grand Rapids, the committee endorses the concepts embodied by the Hannover Principles: l. Insist on rights of humanity and nature to co-exist in a healthy, supporti\'e, diverse and sustainable condition. w ILL 1fu1.ucf No 2. Recognize interdependence. The elements of human design interact with and depend upon the natural world, with broad and diverse implicatiom at every scale. Expand design considerations to recognizing even distant effects. /JJASrf Vision Statement The Hannover Principles "-P..;.ic.;.t.;.u;.;.r'-'e;.;./.;;.S...y_m .......b..;.o_l______ w....Trim Tum 8.2.2 , Sustainability We will be a sustainable city because of our balanced approach to transportation, our support for waste reduction, our reinvestment in developed areas and the diversity of our economy. Our transportation policies will pay dividends in improving air quality and our state-of-the-art stormwater management practices will reduce run-off volumes and improve water quality. We will also foster a culture that educates the community to the benefits of waste reduction and recycling and support the programs needed to move towards the goal of producing no waste. Grand Rapids will be nationally known as an environmental leader. We will be proud of our progress in promoting harmony between humanity and the built and natural environments. After being selected to host the 2000 World's Fair on the theme of "Humanity, Nature, and Technology," the City of Hannover, Germany commissioned William McDonough to develop a set of guiding design principles for the event. McDonough sought to inform the international design community of the issues inherent to sustainable design. Officially announced by Mr. McDonough at the 1992 Earth Summit in Rio de Janeiro, the Hannover Principles offered one of the first comprehensi\'e statements on sustainability and the built en\'ironment. Today they remain a fundamental primer in the philosophy and practice of sustainable design. Widely recognized as a seminal expression on environmentally intelligent design, the Principles have inspired and influenced a wide array of other works and documents. Like the Master Plan, that serves as a general guide for future development of the city, the Hannover Principles address broad issues relative to sustainable design rather than a detailed checklist for green construction practices. The Hannover Principles should be seen as a li\ing document committed to the transformation and growth in the understanding of our interdependence with nature, so that they may adapt as our knowledge of the world evolves. The Master Plan Committee reviewed the Hannover Principles as a part of their background research on preparing a master plan. While not adopted as a part of the • Page 105 • 3. Respect relationships between spirit and matter. Consider all aspects of human settlement including community, dwelling, industry and trade in terms of existing and ernlving connections between spiritual and material consciousness. 4. Accept responsibility for the consequences of design decisions upon human well-being, the \'iability of natural systems and their right to co-exist. 5. Create safe objects of long-term. value. Do not burden future generations with requirements for maintenance or vigilant administration l,f potential danger due to the careless creation of products, processes or standards. 6. Eliminate the concept of waste. Evaluate and optimize the full life-cycle of products and processes, to approach the state of natural systems. in which there is no waste. 7. Rely on natural energy flows. Human designs should, like the living world, derive their creative force from perpetual solar income. Incorporate this energy efficiently and safely for responsible use. 8. Understand the limitations of design, No human creation lasts forever and design does nor soh:e all problems. Those who create and plan should practice humility in the face of nan1re. Treat nature as a model and mentor, not as an inconvenience to be e\'aded or controlled. 9. Seek constant improvement by the sharing of knowledge. Encourage direct and open communication between colleagues, patrons, manufacturers and users to link long term sustainable considerations with ethical respons1biliry, and re-establish the integral relationship between natural processes and human activity. Plan Grand Rapids • A City in Balance with Nature - Chapter 8 0 �■ 8~3 ~ Plan Recommendations Figure 8.a .. Environmentally Sensitive Lands To provide a basis for achieving these visions, plan recommendations focus on sustainable development patterns and stormwater management use. 3MILE 8.3.1 . . An Alternative to Sprawl LEONARD " "' .:-,. ~Le.,1,,,,~ '~,!l'~ __ ,.."1 \.c ft06~ O'BRIEN ~ i REED'S LAKE ~~ - ~··, HALL ,- Li,,:n '1',,-;'j f"' ' ,.i (. ; ¼\J. - -1 f- I ·"""-·" 28TH 1 _....., -:!,:'f 141:. i... ;-· ! ) -¥ <1:'....;e..,.-· ' j If ,.l '"""•-N ! ! 36TH I . • ' i <l ' 1 L...._... ~ _j Providing transportation choices to reduce auto dependence and encourage transit use, walking and cycling will also contribute directly to sustainable development and help to improve environmental quality in a number of ways (see Chapter 6 - Balanced Transportation - Page 75). For example, a shift from z a: ~t- 1:J.l Chapter 8 • A City in Balance with Nature • Plan Grand Rapids . 8.3.2 . . Automobile Alternatives !"""•· 44TH ,t, . . ~-..,·. _Fi. ENVIRONMENTALLY SENSITIVE LAND (Master Pl.., Amendments tom 1977, 84 & 98) -0 * .' ......., CONTOUR ELEVATION (20 toot intervals) ,.--. The preceding chapters have presented visions, plan recommendations, objectives and policies that can make Grand Rapids a more competitive alternative to greenfield development for many households and businesses in the metropolitan region (See Chapter 3 • Great Neighborhoods• Page 27, Chapter 4 • Vital Business Districts· Page 47 and Chapter 5 - A Strong Economy • Page 63). By encouraging reinvestment in already developed areas within the city's boundaries and by retaining and attracting more residents, businesses and jobs, Grand Rapids can lead the way to a more sustainable regional growth pattern. Nevertheless, significant cooperation among all of the units of government within the region, and the private sector, will be required to reduce development pressures on farmland, critical natural areas and open space. Grand Valley Metropolitan Council's 1994 Blueprint Report provides an initial agenda for modifying current (business as usual) development patterns to manage growth in a more sustainable way. This Master Plan supports and implements that agenda. • Page 106 • �single-occupancy vehicle commuting to other modes of transportation will reduce the consumption of nonrenewable resources and improve air quality by reducing tail pipe emissions. In addition, reduced auto dependence will reduce the need for parking at multiple destinations; less paved area for parking can reduce the quantity, and improve the quality, of stormwater runoff. 8.3.3 .,. Natural Resource Areas Today, Grand Rapids has no comprehensive inventory of natural resource areas (for example, wetlands, wooded areas, steep slopes, valuable habitat) that should be protected. Such an inventory is needed to help guide decisions on open space acquisition and to promote site planning that protects sensitive natural features (for example, through clustered development). The Master Plan recommends that a citywide inventory of natural resource areas be developed and maintained. TI1e Northeast Master Plan Amendment provides an example of the value of developing an inventory of sensitive lands in making future land use and development decisions (Figure 8.a - Environmentally Sensitive Lands Map - Page 106). In addition, the primary open space framework (see Chapter 7 -A City that Enriches Our Lives - Page 89) recommends that the environmental and recreational value of the Grand River and its tributaries be protected and celebrated by making them the focus of a greenway system. This proposed system of connected riparian corridors can enhance the ft.mction ing of the river ecosystem, as well as the community's understanding of it. 8.3.4, Storm.water Management Stormwater management, and its impact on water quality and flood risk, has been a significant issue in Grand Rapids. Substantial investments have been made (and more are anticipated) in separating combined sewers, providing stormwater storage capacity and developing standards for minimizing and managing stormwater on individual development sites. Some of the challenges for the future will be to explore the topics listed below. • Opportunities for undertaking collaborative stormwater management initiatives on a watershed (and sub-watershed) basis, involving all governmental units within the region. • Implementing natural infiltration alternatives to putting stormwater runoff in a pipe including, for example, "rain gardens," permeable paving and other runoff infiltration approaches. • Joint planning of stormwater detention areas and parks to capitalize on the potential to create facilities that meet recreational, stormwater management and environmental goals. To meet these challenges, it will be necessary for governments within the region - and city departments to work together. It is recommended that a "toolbox" of stormwater management alternatives be developed as a follow up to the revised Stormwater Ordinance. Taking advantage of natural processes to store and treat stormwater, and reducing stormwater flows into sewers can save public infrastructure dollars, while at the same time providing environmental and quality oflife benefits. Using natural infiltration recharges ground water to moderate stream flows, support vegetation and provide habitat. Decreasing paved surfaces and increasing tree plantings help to moderate urban temperatures. Revegetation also helps to beautify neighborhoods. A variety of techniques for restoring watershed functions in urban neighborhoods are presented in the adjoining sidebar. Techniques for Restoring Watershed Functions in Urban Neighborhoods Reuse of Rainwater - Capturing roof runoff in tanks and cisterns allows it to be used for lawn and garden irrigation; reduces peak flows during storms and provides for infiltration into the soil in dry weather. Green Roofs - A modem variant on sod roofa, green roofs capture a portion of rainwater and replace some of the functions of vegetation displaced by buildings. Disconnection of Roof Drains - Disconnecting down spouts from sewers and discharging into rain gardens, dry wells or vegetated swales reconnects rainwater with native soil (for infiltration) and vegetation (for absorption). Disconnection of Permanent Drainage - Pitching the drainage of driveways, sidewalks and parking lots onto adjacent vegetated soil (and not onto other pavement or storm sewers) also increases infiltration and absorption. Infiltration Basins - Carefully engineered depressions in the landscape (for example, rain gardens, dry wells and subsurface recharge beds) collect runoff from roofs and pavement and allow it to percolate into the soil. Tree Plantings - Tree branches and foliage intercept a portion of rain water. Reduction of Impervious Surfaces - Reconfiguring driveways, parking lots and streets to reduce unnecessary pavement allows more vegetated soil and more infiltration. Porous Pavement - Special varieties of asphalt, concrete, masonry and other materials have open pores that detain runoff. filter pollutants and allow water to infiltrate the underlying soil. Vegetated Swales • Landscaped drainage channels (as an alternative to pipes) slow runoff, remove pollutants and infiltrate water. Daylighting - Restoring or replacing historic streams by creating naturalized open channels that slow runoff and bring it into contact with soil, vegetation and air to allow the natural ecosystem to treat and infiltrate stormwater. Adapted from Swrmwater, July/August 2001. • Page 107 • Plan Grand Rapids • A City in Balance with Nature - Chapter 8 0 �l a. Work continuously to maintain the city's appeal as an investment location for households, business, industry and institutions. b. Identify the proportion of metropolitan population growth the city desires to capnire and work to absorb that population in developed areas. c. Work in partnership with non-profit organizations to educate the public about sustainable development and management practices. oeeo: Objective N 2 Phew courtesy of ArtWorks Expanded Visions 2001 youth appremiceship program. 8~4 Objectives Encourage infill development and brownfield clean up and reuse. a. Direct development and investment toward infill and reuse of previously developed sites. b. Clean up contan1inated sites. and Policies The following objectives and policies summarize what needs to be done to achieve the visions and plan recommendations on the preceding pages so that Grand Rapids can be a city in balance with nature. Above each objective is a line of theme icons. The icons illustrate how a particular objective is interrelated with another Master Plan theme. See Page 24 for a description of each theme. oeeoeo: Objective N 1 Ensure that Grand Rapids remains the focal point of West Michigan in order to reduce urban sprawl. 0 Objective N 3 Identify and preserve (and restore, where appropriate) sensitive environmental resources and valued natural areas. a. Prepare a citywide inventory of environmentally sensitive lands including, for example, wooded areas, wetlands, steep slopes, wildlife habitat and riparian corridors. b. Encourage more compact and clustered development patterns to conserve open space and natural features, promote watershed protection and reduce development costs. Chapter 8 - A City in Balance with Nature • Plan Grand Rapids • Page 108 • I c. Adopt development standards that encourage I the protection of natural features. d. Within the region, work towards the preservation of large patches of high quality natural areas and wildlife habitat within interconnecting wildlife corridors. oeoeo: Objective N 4 Reduce stormwater runoff and improve water quality by increasing natural infiltration. a. Use the proposed greenway system as part of a comprehensive strategy for protecting the quality of stream and river corridors; maintain open space buffers to reduce the water quality impacts of stormwater runoff and provide opportunities for visual and recreational public access. b. Promote the use of best management practices to promote natural infiltration in public and private development. c. Consider new paving technologies to reduce imperviousness and runoff volumes. d. Wherever possible, provide stormwater retention and treatment for parking area runoff integrated with required landscaping. Objective N 5 Reduce waste. a. Expand efforts to educate the community to the benefits of waste reduction and recycling; recognize ahd reward waste reduction achievements. �9~0 -- Partnerships j 9.1 .. Introduction The planning policies that guide development in the metropolitan region will significantly influence Grand Rapids' success in achieving important planning objectives . In addition, collaboration among city departments, residents, property owners, businesses and institutions will be essential in bringing the Master Plan's recommendations to fruition. Both regional and community partnerships are needed. • Page 109 • Plan Grand Rapids • Partnerships - Chapter 9 : �9 .2.1 .. Working Together During the first two decades of the 21 st century, Grand Rapids will build on its strengths to become one of the Midwest's great cities. Our success will be founded on a shared vision for the future and strong partnerships. These partnerships will foster the inclusion of all citizens and collaboration among informed residents, forward-looking business people, dedicated non-profit organizations and educational institutions and a community-oriented government. Expanded regional cooperation will also be important in maintaining our city's economic vitality and making us a national model in controlling sprawl, balancing transportation choices and serving as responsible stewards of the natural environment. Why is It Important to Have Partners? The citizens of Grand Rapids expressed the following beliefs about public, private, local and regional partnersl,ips. • Grand Rapids should establish partnerships and work with its neighboring communities. • A public transportation system that links the region and positively affects growth patterns should be developed. • All people, regardless of their income levels and/ or the stages of their liYes should have a choice in housing. • The needs of all transportation modes should be addressed and balanced. • Political power has to be shared in order to have a healthy foundation for the community. • Growth should be planned ·o that natural features, farmland and open spaces are protected. L ocal and regional cooperation and public and private partnerships are essential for a successful future for everyone. Efforts to reduce sprawl, minimize farmland conversion, protect air and water quality, and maintain a high quality of life are goals that can only be accomplished by working together. Informed citizens and decision-makers must learn to balance the interests of their backyards with the overall good of the city and the region. The vitality of Grand Rapids can significantly impact the long-term health and growth of the region, just as the health of a neighborhood's housing stock can affect the vitality of an adjoining business district. It is thL~ interrelatedness that requires us to work together towards common solutions; such as improved mass transit options, srormwater managment, and infrastructure planning. ~ Chapter 9 - Partnerships • Plan Grand Rapids Small working groups we-re frequently used in meetings. ~.~, iftJ. Topic: ~~: ~ One of the first steps of the master plan process was to ask the citizens of Grand Rapids what they would like to see the city look like twenty years from now. At the first Community Forum more than 300 people came together to discuss the future of Grand Rapids. Their discussion was guided by the information gathered during a series of neighborhood and business association meetings and discussion guide responses collected in the first two months of the planning process. Eleven major categories summarized key issues and provided participants a variety of discussion topics from which to choose. The beliefs and issues used at the forum were developed from the strengths, weaknesses, opportunities and threats identified previously. Statements and images that described a vision, or preferred future, for Grand Rapids were then created by forum participants in small groups. The following visions emerged. • Page 110 • OIUCS ~ l\llrl>l(i,.•..I• lssue: &,Krw11 :fi.¼, w,r of.clot- t 6w~ ft,s-re/1~J f>al'"-t/Je,shi,tJS frl, A. sd~ /2ttd/1fy -+fi f' ·vlflJ 1 ~"cl /Jet'j/2 IJDr hoo d.s . Vision Statement ~ rt ~tAJG'RSH-1p ,;..:.;;.;;;;~~..;.;.;;=.:.....----Picture/Symbol Wade-Trtm Team Posters are from the first Master Plan Community Fornm held at Central High Schoo! in Mmch 2001. �Neighborhood Associations Figure 9.a - Neighborhood Association Map z 4MLE ~ ~ "' Alger Heights Neighborhood Association Auburn Hills Neighborhood Association Baxter Neighborhood Association 3 MILE Black Hills Citizens for a Better Community Creston Neighborhood Association East Hills Council of Neighbors KNAPP Eastgate Neighborhood Association Eastown Community Association w.■ oe0c:nneaiail Fulton Heights Neighborhood Association LEONARD Garfield Park Neighborhood Association Heartside Neighborhood Association Heritage Hill Association Highland Park Association John Ball Park Community Association Ken-O-Sha Neighborhood Association I Madison Area Neighborhood Association r.,. . . _. Michigan Oaks Neighborhood Association Midtown Neighborhood Association Millbrook Neighborhood Association f ! G~O ' Neighbors of Belknap Lookout North East Citizens Action Association North End Neighborhood Association - Ottawa Hills Neighbors Association TRADITIONAL BUSINESS AREAS Roosevelt Park Neighborhood Association Shawmut Hills/ Covell R-1 Preservation Association South East Community Association • - ~ ', POTENTIAL CENTER • NEIGHBORHOOD CENTER VILLAGE CENTER SUB · REGIONAL CENTER South East End Neighborhood Association 36TH Southwest Area Neighbors West Grand Neighborhood Organization West Side Connection 44TH 1:or 1.:urrem phonl· numlwr~, ,,lca:-t' i.:ontacr ( .ommunity Pc\'d11pnll'nt at 456--)677. • Page 111 • Plan Grand Rapids • Partnerships - Chapter 9 ~ �z Figure 9.b .. Business Association Map Business Associations ::J ~ w 4MLE Ill ! Alger Heighrs Business Association Boston Square Business Association Burton Heights Business Association 3MLE Cherry/Lake/Diamond Business Association Cheshire Village Business Association KNAPP Creston Business A~sociation Division South Business Association East Fulton Business Association LEONARD Eastown Business Association Grandville Avenue Busine s Association Franklin/Eastern Business Association Heanside Business Association Madison Square Business Association Michigan Street Area Business Association O'BRIEN Monroe North Business Association Seymour Square Business Association Stockbridge Business Association Wealthy Street Business Alliance West Fulton Business Association West Leonard Business Association Please call the NeisthhorhooJ Busine:,;s Specialistzt Prog:rnm nt 771-0114 - TRADITIONAL BUSINESS AREAS ', ', POTENTIAL CENTER • NEIGHBORHOOD CENTER • - VILLAGE CENTER SUB · REGIONAL CENTER 36TH #TH ~ Chapter 9 - Partnerships • Plan Grand Rapids • Page 112 • (or C()Otact infonnation. �9~3 -- Plan Recommendations Plan recommendations focus on regional and community partnerships. 9 .3 .1 .. Regional Partnerships There are many topics addressed in the preceding chapters that require coordination and cooperation with immediately adjacent jurisdictions, as well as all units of government and agencies within the region. These include, for example, transportation and transit planning, policies for population growth and job location, affordable housing, the planning and development of an open space and trail network, watershed planning for stormwater management and, of course, land use patterns. The City of Grand Rapids is already involved in collaborative planning with regional agencies and neighboring jurisdictions. These initiatives include: The Master Plan recommends that these efforts be continued and expanded. To this end, the city conducted a series of meetings with immediately adjacent jurisdictions (East Grand Rapids, Grand Rapids Township, Kentwood, Plainfield Township, Walker and Wyoming) in the summer of 2002. The purpose of these meetings was threefold: • to share information on Grand Rapids' Master Plan; • to gain insight into planning issues at community boundaries; and • to identify possible joint planning initiatives. Future development sites, and possible development proposals, were discussed, as well planned park acquisitions and programs and future trail and sidewalk connections. The follmving joint projects were suggested: • land use and transportation on 28th Street (Kentwood, Wyoming); • planning for future development along the northern portion of the East Beltline (with Grand Rapids Charter Township and Plainfield Charter Township); • coordination of commercial land use planning on Plainfield Avenue (Grand Rapids and Plainfield Townships); • working with the Interurban Transit Partnership (ITP) on bus service and the evaluation of potential fixed guideway route alternatives; • the Grand-Walk industrial are (Walker); and • 32nd Street reconstruction (Wyoming); • a shared public works site (Walker). • participation in the Grand Valley Metropolitan Council's (GVMC) Urban Metro Committee to discuss the future of major street corridors and other shared issues; • collaboration with the City of Walker in exploring a joint initiative for creating a "sustainable business industrial park" . Neighborhood associations like East Hills Council of Neighbors play an integral role in the city's neighborhoods. • Page 113 • Plan Grand Rapids • Partnerships - Chapter 9 ~ �Figure 9.c .. Future Regional Land Use i 9.3.2 . . Community UJ z :::J '::; ., Partnerships UJ i LE KNAPP The process of developing the Master Plan has set a new standard for collaboration among city departments, residents, property owners, business people and institutions in shaping land use and development directions. Continued collaboration will be essential in translating these directions into actual development decisions that build on the Master Plan's recommendations. In particular, priority should be given to collaborative area-specific planning for revitalizing neighborhoods and proposed mixed-use areas (see Chapter 11 - Area-Specific Plans - Page 151). I O'BRIEN LEGEND ULTRA LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL MEDIUM LOWDENSITYRESIDENTIAL -- - ~) -+-- - S Chapter 9 - Partnerships • Plan Grand Rapids • Page 114 • MEDIUM DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL COMMERCIAL DOWNTOWN OfFICE MIXED USE INDUSTRIAL INSTITUTIONAL PAAKS,OPEN SPACE AGRICULTURAL TRADITIONAL BUSINESS AREAS POTENTIAL CENTER EXISTING RAJL • NEIGHBORHOOO CENTER - VILLAGE CENTER SUB - REGIONAL CENTER �oeooeo: oeooeo: Objective P 1 Objective P 2 Serve as a strong partner in the provision of regional infrastructure and services. Work as part of the larger metropolitan community to develop plans and strategies for regional growth and development. a. Collaborate in the development of regional transportation plans and priorities (for air, rail, street, highway, transit and bicycles) and the design of transportation projects. b. Update the Water and Sewer Master Plan consistent with the policy framework established by this Master Plan. c. Pursue cooperation and cost sharing between benefiting jurisdictions in providing public facilities and services. Plww courtesy of ArtWorks Expanded Visions 2001 youth apprenticeship program. 9.4 - Objectives and Policies The following objectives and policies summarize what needs to be done to achieve the vision and plan recommendations presented on the preceding pages so that Grand Rapids continues to collaborate with partners in the community and the region. Above each objective is a line of theme icons. The icons illustrate how a particular objective is interrelated with another Master Plan theme. See Page 24 for a description of each theme. d. Encourage the coordination of local capital improvement programming within the metropolitan region. e. Cooperate in the development of a significant regional park and greenway system. f. Encourage intergovernmental and public/ private cooperation in decisions concerning the location of developments of greater than local impact (e.g., major new shopping centers, employment centers, cultural facilities). g. Encourage the establishment of standards that require adequate public facilities and services to be in place concurrent with new development. a. Strengthen existing communities and direct development toward these activity centers. b. Promote sustainable development patterns and practices. c. Support the provision of affordable housing for low- and moderate-income households throughout the metropolitan area. d. Promote the balanced, efficient, economical and environmentally sensitive use of land in a manner that minimizes land use conflicts across municipal borders and preserves the unique character of each community. Objective P 3 Promote coordination with state agencies and among city departments in implementing the recommendations of the Master Plan. a. Continue to coordinate and target infrastructure investments with other public and private improvement initiatives. b. Promote information sharing among universities, foundations, regional agencies, the public schools, the city and the public in helping to guide well informed investment decisions. • Page 115 • Plan Grand Rapids • Partnerships - Chapter 9 S �Objective P 4 Objective P 5 Collaborate with neighborhood and business organizations in planning and development decisions. Strengthen educational partnerships. a. Develop, implement and continuously refine a land use decision-making process that is community based and partnership driven. b. Encourage and support the establishment of active neighborhood and business organizations and collaborate with them in planning and development decisions. c. Encourage consensus-based decision-making and assist in conflict resolution. d. Provide information and technical assistance to neighborhood and busines organizations on planning and development issues. e. Develop and support programs that continue to build citizen capacity to make informed planning and development decisions. : Chapter 9 - Partnerships • Plan Grand Rapids • Page 116 • a. Continue to cooperate with the public schools to provide joint park-school facilities. b. Encourage partnerships between residents, neighborhood organizations, area businesses, faith-based organizations and institutions of higher learning to enhance the achievement levels of students. c. Recognize the importance of neighborhood schools in building and strengthening community. oeeeeo: Objective P 6 Ensure that respect for diversity in all areas is a strength of our city. a. Celebrate the benefits of diversity within the community and recognize the efforts of those who promote enhanced understanding and tolerance among people of diverse backgrounds. �1O~O ~ Development Character 10~1 111111111111111 ~ Introduction In Grand Rapids, people are as concerned about the quality and character of development as they are about what kinds of uses and densities are permitted and where they may be located. The sample development guidelines presented in this chapter illustrate how the quality of urban design can be given greater emphasis in making decisions about future development (and renovation of existing buildings) in the city. • Page 117 • Plan Grand Rapids • Development Character - Chapter 10 �10.1.2 - Organization The introduction to this chapter provides a perspective on two key issues as a philosophical foundation for guide1ines development: • walkability and auto access; • context and compatibility. A basic urban design vocabulary is also provided. Then several guidelines examples are presented, addressing three topics: Mixed-Use - how to maximize the compatibility between different uses, densities and building types. Four situations are addressed in a pre-World War 11 neighborhood context: • infill and parking in a traditional business district; • institutional mixed-use; The Cicy of Grand Rapids Development Center coordinates the review and approval of development projects. Chapter 10 - Development Character • Plan Grand Rapids 10.1.1 - Purpose • industrial mixed-use; and Guidelines are a means of communicating in advance to property owners, developers and investors the kind of development the community wants to encourage and the factors that will be considered in reviewing and approving proposed projects. By clearly articulating these urban design objectives, much of the guesswork can be removed from the development approvals process. This can save time and money for those who are proposing a project, as well as promoting better urban design results. Because the community's Master Plan establishes the foundation that must support more detailed development regulations, it is essential that the Plan emphasize the importance of site planning and architectural design quality as factors in reviewing development proposals. As a result, it will be possible to include principles and standards related to design quality in zoning regulations, site plan review and other tools and processes for implementation. • reuse of a school site. • Page 118 • In addition, guidelines are proposed for improving the visual quality and walkability of auto-oriented strip commercial development in a post-World War 11 setting. Higher Quality, Higher Density Residential Development - how to encourage medium- and high-dens ity residential development that is located and designed to complement existing patterns. Green Space in the Central City - how to provide more green space in already developed areas. These topics were selected from a much longer list of candidate guidelines suggested by community input over the course of the master planning process. In part, the guidelines examples were chosen to help clarify key master plan concepts (mixed-use, transit- �oriented centers; alternative models for new housing development and infill) and to augment others (open space network, walkable streets, stormwater management). The examples presented here serve as a template for developing guidelines on additional topics in the future. 10. 1. 3 . . Perspective Two critical issues serve as the philosophical foundation for the sample guidelines and others to be developed in the future: • the appropriate balance between walkability and automobile access; • the importance of compatibility with the built context. Walkability and Auto Access Finding the right balance between walkability and automobile access is one of the most fundamental issues in making decisions about Grand Rapids' future and framing appropriate development guidelines. Since the 1950's (after World War II), planning and development regulations have tended to separate uses and require substantial setbacks in an effort to minimize conflicts. At the same time, priority has been given to maximizing through traffic movement and requiring ample off-street parking. The resulting development pattern - low-density subdivisions that prohibit through traffic and surround each home with a substantial yard; shopping malls, schools and parks surrounded by huge parking lots - has reduced walkability and made multiple car ownership a necessity. Grand Rapids has areas like these, and many residents prefer the lifestyle choice they provide. But Grand Rapids also offers an alternative development pattern and lifestyle choice - the Downtown, older neighborhoods and traditional business areas of the center city. These pre-World War II areas are more walkable because a denser mix of residential, civic, workplace and retail uses are provided in compact areas on an interconnected grid of streets that form small blocks lined by sidewalks. In these areas, today's dependence on the car can create parking shortages that are often met by removing structures to provide parking lots. The introduction of suburban development patterns in these older areas creates gaps that interrupt the continuity of buildings and activity along the street and compromise walkability. Nevertheless, center city businesses, institutions and residents need places to park cars as one component of a balanced transportation program. How can we protect and capitalize on the walkability of older parts of the city while accommodating new investment and meeting needs for access and parking? How can we improve walkability and enhance the sense of community in more recently developed parts of the city? These are two of the questions that the sample guidelines begins to address. Context and Compatibility Finding the right balance between walkability and automobile access i.s one of the most fundamental issues in making decisions about Grand Rapids' future and framing appropriate development guidelines. To protect and build on Grand Rapids' assets, new developments, as well as renovation of existing buildings, must be designed with reference to the surrounding built context. Achieving compatibility with the existing context requires an understanding of the positive design elements that give each part of the city its special character. These include broader district patterns (i.e., the network of streets and blocks); patterns that are repeated from one development site to another (i.e., building scale, placement and orientation) and the repeated use of similar design details (i.e., choice and use of materials, patterns of windows and doors). Promoting urban design compatibility improves the fit between new investments and what already exists to enhance the image and identity of each part of the city. The protection of historically and architecturally significant buildings ts also an important part of maintaining • Page 119 • Plan Grand Rapids • Deq1elopment Character - Chapter 10 �Figure 10.a., Neighborhood Character Types visual character and a sense of continuity with the city's heritage. As an initial step in promoting compatibility in urban design, the Master Plan has identified five major neighborhood character types along with descriptions and examples of each type's defining visual characteristics. These character types - or context categories - have also been mapped to provide a starting point for a more refined definition of areas of differing characters, including: • the turn-of-the century neighborhood; • the street car suburb; -·i • the garden city suburb; I • the post-World War II neighborhood; j • the late 20th Century neighborhood. L The map of Neighborhood Character Types is presented in Figure 10.a - Page 120; illustrations and descriptions of each type are presented in Figure 10.b - Neighborhood Character Types - Page 121. It is important to note that the mapping of neighborhood types is preliminary. Several areas remain unclassified and refinements in the boundaries of some "classified" areas could undoubtedly be made. Many parts of the city also include a mix of more than one neighborhood type. Most often, these mixed areas represent a change in age or architectural style, rather than a change in fundamental land use patterns, development densities and circulation patterns. Nevertheless, the map provides a general overview of neighborhood visual character. The sample guidelines presented in this chapter illustrate how renovation and new construction projects in a particular context (neighborhood character type) can be designed to respect and enhance its identifying urban design characteristics. 19th Century Neighborhood Early 2oth Century Neighborhood - Garden City Suburb Post World War II Neighborhood - Late 20th Century Neighborhood - Selected Open Spece• Industrial Unclassified Chapter 10 - Development Character • Plan Grand Rapids • Page 120 • �Figure 10.b - Neighborhood Character Types Tum of the Century Neighborhood Built after the Civil War in and around the central city. Straight streets, smaller blocks, dense development, small lots (often with alleys). Housing, commercial, factories more integrated (e.g., apartments above corner stores; factories close to homes). Little green space (or concentrated in parks and squares). Churches and schools integrated into neighborhoods. Sidewalks predominant. Examples: Early neighborhoods that rim Downtown: Heritage Hill, Near West Side, Belknap Park, Roosevelt Park, Cherry Hill. Streetcar Suburbs Approximately 1900-1930. Developed around streetcar lines, adjacent to (and frequently mixed with) "mrn-of-the cenmry" neighborhoods and also farther from the central city. Straight treets, small blocks and lots; dense development. Small parks. Small commercial districts along streetcar routes. Examples: John Ball Park, Eastown, Fairmount Square, Creston, Southeast, Grandville. Garden City Suburb Approximately 1900 co 1930's. First 'suburb' model. Streets more curvilinear; homes set back from street. More street trees, parks, open space. Generally lower density (less intensity in residential areas) than "turnof-the-century" neighborhoods. "Streetcar" suburb neighborhood commercial still lines major streets with possible residential above. Architecture more romantic (cottage, Cape Cod, Arts and Crafts, etc.) Beginning separation of land uses (separation of residential from factories). Examples: Ottawa Hills. Ill II I • Page 121 • Plan Grand Rapids • Development Character - Chapter 10 �Figure 10.b, Neighborhood Character Types ----- Post War Neighborhood Built after WWII, approximately 1950's to 1970's. Larger residential lots and generally lower single-family housing densities. Larger blocks and streets with cul-de-sacs and/ or curvilinear streets. New ranch type single-family housing; often mixed with other "streetcar" suburb architectural styles. Apartments more 'modern' in architectural style. More segregation of commercial and industrial uses. Beginning of 'superblock' concept, with streets de-mapped and large parcels assembled. Commercial now one-story without mixed-use. Larger modern footprints for commercial and industrial. More parks and open space. School footprints becoming larger. Examples: Boston Square, Creston, Riverside, Alger Heights, 28th--44th area, Eastgate, Leonard Street area. Late 20th Century Neighborhood Approximately 1980's to 1990's. Freeway-based development. Automobile-dominant, sprawling uses. Much larger footprints, larger parcels assemb led for all uses with greater segregation of use. Commercial and industrial with ever larger parking lots. Typically wide streets; a hierarchy of arterials and cul-de-sacs. Housing design often nostalgic/traditional (pitched roofs, detailing). Larger two- and three-car attached garages. Parks larger. Schools developed on larger tracts as campuses. All uses set back from roads creating more open space and lower density. Examples: Leonard/Fuller commercial, 28th-44th area, Dean Lake Road area, East Beltline (west side beyond top of bluffs), Knapp area, scattered infill. Chapter 10 - Development Character • Plan Grand Rapids • Page 122 • �10~2 ~ Urban Design Vocabulary While guideline can communicate expectations for urban design quality, outline principles and illustrate how those expectations might be met, there is rarely only one right urban design solution. Moreover, no one solution can fit all types of projects in all development contexts. Arriving at the best solution requires an understanding of the specifics of each project and each situation. Understanding urban design vocabulary and the elements of design can have a large influence on development quality, character and fit. Basic urban design vocabulary is defined and illustrated below and applied in the guideline examples presented in the balance of the chapter. The vocabulary is organized under three headings that move from a broader scale (the District/Neighborhood) that focuses on context, to the Project Concept (or site) scale that focuses on compatibility, to Project Details that focus on quality. · 10.2.1 - Vocabulary: District/Neighborhood Connectivity Connectivity refers to the way in which individual developments and uses are physically linked together within the larger fabric of the city. Most often, it refers to the network of streets and blocks and the way in which they encourage or discourage walkability and concentrate or distribute traffic. Other elements of the transportation network also influence connectivity - for example, the availability and location of transit routes and stops, bike routes and on- and off-street walkways. Natural features - for example, rivers, creeks and open space corridors - can also be part of the connecting fabric of a neighborhood, district or community. Stormwater/Daylighting . / . Street Network The Helen DeVos Women and Children's Center and the Musculoskeletal Center use pitched rooflines to create a softer transitwn to the nearby residential neighborhood. Transitions and Edges The way different kinds of uses and development densities relate to one another has a major impact on visual and functional fit. In general, gradual transitions in intensity and scale are more compatible than abrupt changes. Incremental changes in building den ity and scale (height and mass) can soften changes in land use and create a more harmonious blend. In some instances, open space and landscaping can establish acceptable buffers between developments that are dissimilar in intensity and function. • Page 123 • Plan Grand Rapids • Development Character - Chapter 10 �Parking Natural Systems Shared off-street parking at the district or neighborhood level can serve multiple users - especially those whose peak parking needs do not overlap. This can reduce the amount of land (and financial resources) needed to provide an adequate amount of convenient storage for cars. Establishing maximum (rather than minimum) parking standards, and requiring transportation demand management (TDM) to reduce traffic and parking demands, are also important in promoting more walkable, livable communities. Since off-street parking represents a significant development cost, reduced parking requirements and public assistance in providing district parking can be important development incentives. Land forms (hilltops, slopes, valleys); rivers, creeks, wetlands and natural vegetation are examples of natural systems that can be incorporated in - rather than erased by - development to preserve what is unique about an area and to maintain a visible connection to the natural environment. Walking Distance Wooded Area Parking Public Space Organization The pattern and landscape treatment of streets, parks, squares and plazas that make up the public realm establish the basic structure around which private development is organized. The design treatment of public spaces encourages pedestrian use, private investment and a visible civic life. · 10.2.2 .- Vocabulary: Project Concept Uses and Densities Some uses - for example, drive-throughs, car washes and service stations - are auto-dependent and difficult to incorporate in older parts of the city without seriously compromising walkability. (Uses that generate high volumes of truck traffic can also be a significant problem when trucks travel on pedestrian-oriented neighborhood or shopping streets.) Large-scale uses - "big boxes" or major industrial facilities - can also impact walkability by taking up a lot of ground area for building footprints and parking. In contrast, a finer grain mix of uses located within walking distance of one another (approximately 2,000 feet) makes choosing an alternative to the car easy. In addition, gradual transitions in density help to promote compatibility. Institutional M ixecluse • Project Concept Chapter 10 - Development Character • Plan Grand Rapids • Page 124 • �Scale Orientation Landscape Building proportions (length to width to height) should be compatible with surrounding buildings. When new buildings are significantly larger (or smaller) than surrounding development, the character of the block front or neighborhood can be overwhelmed (or inappropriately diminished). Building height should also relate to adjacent structures, especially on the street frontage and at neighborhood edges. Building heights can increase as the setback from these important edges increases. The overall form of a building - often defined by the shape of the roof - is also important in evaluating the compatibility of new structures. The orientation of a building's front fac;:ade and entrance also has an impact on the walk.ability, sense of scale and level of perceived security on adjacent streets. When front fa<;:ades and entrances are oriented toward the side or rear of a site and face parking areas, the walkability, visual interest and potential for an active street life are diminished. Landscaping can be used to provide canopy elements that unify and provide a sense of human scale in the streetscape environment. It softens and screens the visual impact of utilitarian elements such as parking lots or service areas. Placement Consistent setback dimensions from the property line to the face of the building play an important role in maintaining the visual character of an area. In business districts developed before World War II, buildings are typically located on the front property line. Maintaining this setback to maintain a consistent "street wall" is important in preserving the integrity, pedestrian appeal and walkability of these districts. Parking The amount, location and treatment of off-street parking can have significant impacts on development character and compatibility. Parking lots that are located between buildings and the street give priority to the car, rather than to people. Parking lots located between neighborhoods and non-residential uses can create an unattractive "no-man's land." Landscapingwithin and on the edges of parking lots is needed to reduce their negative visual impact. Care is also needed in locating access drives to parking lots, and in locating and screening service areas (truck unloading; dumpsters), to minimize impacts on adjacent residential uses. Site Details Site details such as lighting, signs, fencing, screen walls and special paving or awnings can help to create a clear identity, visual interest and a sense of human scale. To be effective in promoting compatibility, the choice of site details, and the way in which they are used, should be coordinated within an area or district. Materials Compatibility with the character of surrounding development is important in selecting an appropriate palette of materials (for walls, windows, doors, etc.) for renovation or new construction. In a residential neighborhood characterized by sloped shingle roofs, wooden clapboard siding, windows and doors, a building with a flat roof and unfinished concrete block or metal siding would be inappropriate. 10.2.3 .. Vocabulary: Project Detail Articulation Traditional Business Area • Project Concept The articulation of wall surfaces should also be compatible with the character and rhythm of adjacent development. The size and proportion of window openings, the design treatment of entries, the clear definition of a building base and upper stories and the articulation of vertical bays that echo the dimensions of other buildings on the block face will help to determine how well a new or renovated fac;:ade fits in with its neighbors. • Page 125 • Traditional Business Area - Pmject Detail Plan Grand Rapids • Development Character - Chapter IO �• • industrial n1ixed--use in a pre--World War II business area and neighborhood context; • school reuse in a pre-World War II neighborhood context; • auto-oriented commercial development in a post-World War II neighborhood context. The Future Land Use Map illustrates many opportunities for mixing uses to promote the development of a human-scale, walkable, safe, transit-supportive city. In addition to Downtown and more traditional center city neighborhoods, these mixed-use areas include: • areas adjacent to Downtown (to the north and south, and to the west of the Grand River); • linear riverfront mixed-use areas; • institutional mixed-use areas on Downtown's edges; • traditional business areas; The Boardwalk, formerly the Berkey and Gay furniture factory, is part of the ongoing transformation in the North Monroe area. 10~3 ~ Mixed~Use Overview This section presents sample development guidelines that illustrate how careful attention to urban design can promote compatibility when different types of uses and densities of development abut one another or are mixed together. Examples are provided for the following situations: • infill and parking in a traditional business area located in a pre-World War Il neighborhood context; • institutional mixed-use in a pre-World War II business area and neighborhood context; Chapter 10 - Development Character • Plan Grand Rapids • Page 126 • • mixed-use centers at neighborhood, village and sub-regional scales. While not all areas of the city will be - or need to be - mixed-use in character, almost all areas will need tO deal more effectively with the interface between residential and non-residential uses. Design that is sensitive to its surrounding context is critical in achieving this compatibility. The neighborhood character types suggested on Pages 120-122 provide an overview of the range of physical form and architectural character in the city. This general guide provides a starting point for understanding how the elements of urban design can be used and interpreted to create a better fit between different types and densities of development. �10~4 ~ Traditional Business Area in a Pre~World War II Neighborhood Context 10~4~1-District/Neighborhood j Transitions and Edges Connectivity 0 Provide transit, pedestrian and bicycle access to reduce dependence on cars and minimize traffic volumes and parking demands. • Provide transit stops located out of the flow of traffic. • Use traffic calming measures to create a safe and attractive pedestrian environment. • Maintain the existing grid of small blocks and connected streets to provide sidewalk connections to adjacent neighborhoods. • Connect to city bikeway systems and provide convenient bicycle storage. 0 Encourage a mix of uses within a compact business area to create a focus of community activity and promote walking to and between destinations. O Incorporate smaller scale structures and less intensive uses as a transition between primary business frontage and adjacent single-family neighborhoods. • Encourage residential as part of mixed-use development within the business district. • Encourage the development of mediumdensity housing (e.g., town homes or small apartment buildings) along secondary streets linking the business district to single-family neighborhoods. • Encourage the development of mediumdensity housing along primary streets linking compact clusters of businesses. Cherry/ Diamond Business Area contains a mix of uses within a compact district. Public Space Organization 0 Maintain (and, where necessary, reestablish) a pattern of small blocks and relatively narrow, connected streets to enhance walkability. 0 Provide on-street parking as a convenience to patrons, to buffer the sidewalk from moving vehicles and to aid in calming traffic. 0 Encourage improvements to paving quality, street lighting, landscaping and cleanliness along primary and secondary business area streets to provide a comfortable, human-scale pedestrian environment. 0 Encourage the development of shared civic spaces as area focal points. • Page 127 • Plan Grand Rapids • Development Character - Chapter 10 �.. Parking · 10.4.2 , Project Concept 0 Encourage the development of shared district parking in strategic locations, rather than attempting to provide needed parking on each site or block. 0 Reduce off-street parking requirements (establishing maximum, rather than minimum standards) in areas that are served by transit and bike routes and have strong pedestrian links to nearby neighborhoods. 0 Count on-street parking capacity (that is not required to meet the needs of existing homes) in meeting parking requirements. 0 Encourage development patterns that use buildings to screen off-street parking areas from primary and secondary streets and provide a compatible transition to existing residential areas. Uses and Densities 0 Encourage a mix of retail, service, entertainment, civic, office and residential uses to enhance the vitality of traditional business areas. • Encourage the concentration of retail uses in compact core areas. Require active ground level shopping, service and entertainment uses on business district frontages in core areas to create an appealing pedestrian environment. • Prohibit (or permit only under stringent urban design standards) auto-oriented uses (e.g., drive-through, car wash, service station) that detract from the walkability of a traditional business area. • Encourage the development of mediumdensity housing and residentially scaled office uses along primary streets linking compact clusters of businesses. 0 Promote the development of medium-density housing as a transition between the primary business frontage and adjacent single-family housing (along secondary street frontages, screening district parking). Project Concept: Traditional Business Area Scale 0 New construction on primary and secondary business area street frontages should be compatible in scale with existing structures on the block and neighboring blocks. • Maintain predominant existing building heights on business area street frontages. Chapter 10 - Development Character • Plan Grand Rapids • Page 128 • • Building heights may increase on the primary business area street frontage as they step back from the street. 0 New construction on secondary street frontages should provide a transition in height and scale from the business area to adjacent single-family development. 0 The massing of all new structures should be articulated to echo the proportions of nearby structures as viewed from the street. Placement 0 Locate new buildings on the primary business area street at the front property line to maintain the integrity of the streetwall and screen parking. • Provide active ground floor uses, display windows and entries facing the sidewalk. • Permit openings in the streetwall that provide through-block pedestrian connections and/or create public plazas/squares. 0 Locate buildings at the intersections of primary and secondary streets to give architectural definition to the corners. • Public plazas/squares at the corner are appropriate if they are spatially enclosed by buildings. 0 Set back medium-density residential structures on secondary streets to provide small front yards that create a transition to the depth of lawns fronting adjacent single-family residences. �Orientation Articulation Landscape 0 Provide ground level storefronts and building entries facing all streets, plazas/squares and through-block walkways. 0 The articulation of new building fac;:ades should be compatible in proportions and rhythm with surrounding structures. 0 Provide and maintain high quality plantings and paving to add shade, color, texture and human scale. 0 Locate parking to the rear of the buildings. • Divide long fac;:ades into smaller increments (bays) to echo the proportions of existing structures on the street. • Design parking areas to include islands landscaped with shade trees to reduce their apparent scale and negative visual impact. 0 Locate vehicular access to parking and service areas on secondary streets, immediately to the rear of the buildings facing the primary business area street. • Use a solid to void (solid wall to window/ door opening) ratio and window and door opening dimensions similar to those of other buildings on the block.front. • Landscaping should be provided in the front yards of medium-density housing. Parking • Discourage curb cuts for driveways on the primary street frontage to avoid gaps in the streetwall and conflicts with pedestrians. • Design entries (and porches on residential structures) to echo the design elements/ treatments used on surrounding structures. Site Details 0 Use site details (street lights, signs, awnings) in a coordinated manner to add visual interest. 10.4.3 - Project Detail Materials 0 The architectural character, materials and finishes on new buildings should be compatible with surrounding structures and the larger neighborhood. • The same materials used on the primary fac;:ade should be used on all fac;:ades visible from the street. • The materials used on fac;:ades facing parking areas may be lower in cost, but should be coordinated with the character of primary fac;:ade materials. l Retell or other active ground floor uses with offioe,msldential, or other uses above Project Detail: Traditional Business Area /l1Y° • Page 129 • Plan Grand Rapids • Development Character - Chapter 10 �r 10~5 ~ Institutional Mixed~Use in a Pre~World War II Neighborhood Context 10.5.1 .,. District/Neighborhood Transitions and Edges Connectivity 0 Locate smaller scale structures and lower density uses on neighborhood and business district edges. 0 Encourage the use of alternate modes of transportation to reduce traffic and on-site parking demands. • Encourage transit use by employees and visitors. Provide excellent transit service to major employment destinations. Provide attractive transit stops and well-lit pedestrian connections. With parking located behind the building, the Peter M. Wege Center relates welt to Lafayette Avenue and the nearby residential neighborhood. Provide incentives for transit use (e.g., paid employee transit pas es). • Connect to the citywide pedestrian and bikeway systems. • Encourage the development of employerassisted housing programs to encourage employees to live within walking/biking distance. • Encourage/require the formulation and implementation of transportation demand management programs (e.g., assistance in car pooling; priority parking for car pool vehicles). 0 Encourage the development of complementary office uses, medium-density housing and retail and support services as part of the institutional mixed-use district to reduce dependence on cars. Chapter 10 - Development Character • Plan Grand Rapids • Page 130 • • Encourage medium-density residential and/ or office uses on neighborhood edges. • Encourage office and/or residential uses with ground floor retail and service uses on primary streets in and adjacent to business areas. Public Space Organization 0 Orient major institution entries to primary streets. 0 Incorporate public/civic spaces, especially where they can benefit both the institution and the surrounding community. Parking 0 Encourage shared district parking that is located to meet the needs of both the institutional mixed-use development and the adjacent business area. 0 Consider reducing off-street parking requirements (establishing maximum, rather than minimum standards) in districts that are served by transit and bike routes and have strong pedestrian links to nearby neighborhoods. �0 Encourage the development of structured parking to reduce the amount of land required to meet parking needs. • Where parking ramps face a primary business area street, encourage the incorporation of ground floor commercial space. 0 Articulate the massing of the lower scale perimeter structures on neighborhood edges (in and out from the street) to echo the rhythm of adjacent single-family residences. Orientation 0 Locate ground level storefronts and building entries on the primary business area street to provide pedestrian scale and interest. Uses and Densities 0 At a minimum, include windows overlooking secondary (neighborhood edge) streets to provide "eyes" on the street. Building entries on these streets are also appropriate for office uses and are essential for residential uses. 0 Encourage a mix of institutional, office, retail, service and residential uses. Parking 10.5.2 .. Project Concept • Locate lower density uses on neighborhood and business area edges. • Encourage medium-density residential and/ or office uses on neighborhood edges. Pwject Concept - Scale: Institutional Mixed-Use, Existing Conditions • Encourage office and/ or residential uses with ground floor retail and services on primary streets in and adjacent to business areas. • Encourage the development of structured parking and parking that is shared with the adjacent business area. • Encourage the development of "liner" buildings between parking decks and adjacent blocks/development edges. Scale 0 Step down the scale of new buildings from larger and taller institutional structures in the interior of the block to allied office and/ or residential structures along business area and neighborhood edges. • Choose building heights that create a transition to adjacent residential and business area structures (2 to 3 stories). • Allow building heights on the primary business area frontage to increase as they step back from the street. 0 Locate the parking required to serve the institutional mixed-use development within the interior of the block/development. Surface parking lots should not be located on the perimeter of the institutional mixed-use block. Pmject Concept - Scale: Institutional Mixed-Use, Recommended Placement 0 Place buildings on the primary business area street to maintain the streetwall established on adjacent blocks. 0 Provide primary vehicular access to the institutional mixed-use development, and its parking and service areas, from the primary street, or access from secondary (neighborhood) streets immediately behind new mixed-use structures facing the primary street, to minimize traffic impacts on the neighborhood. 0 Provide a deeper, landscaped setback on block fronts facing the neighborhood to buffer the increased density of development. • Page 131 • Plan Grand. Rapids • Development Character - Chapter 10 �10~6 .- Industrial Mixed--Use in a Pre.-World War II Neighborhood Context 10.6.1, District/Neighborhood Transitions and Edges Connectivity 0 Locate smaller scale structures (and/or buildings that step down in height) on neighborhood and business area edges of the block/district. 0 Encourage the use of alternate modes of transportation to reduce traffic and on-site parking demands. • Encourage transit use by employees. Provide excellent transit service to major employment destinations. Provide attractive transit stops and well-lit pedestrian connections. The former American Seating Company factory is being renovated as a mixed-use facility. - Provide incentives for transit use (e.g., paid employee transit passes). • Connect to the citywide pedestrian and bikeway systems. • Encourage the development of employerassisted housing programs to encourage employees to live within walking/biking distance. t • Encourage/require the formulation and implementation of transportation demand management programs (e.g., assistance in car pooling; priority parking for car pool vehicles). r 0 Encourage the development of complementary office uses, medium-density housing and retail and support services as part of the industrial mixed-use district to reduce dependence on cars. Chapter 10 - Development Character • Plan Grand Rapids • Page 132 • 0 Encourage office and/or residential uses with ground floor retail and services on primary streets in and adjacent to business areas. Public Space Organization 0 Maintain the pattern of small blocks and relatively narrow, connected streets to enhance walkability. Parking 0 Encourage shared district parking serving both the industrial mixed-use development and the adjacent business area. 10.6.2 - Project Concept Uses and Densities 0 Encourage the development of complementary retail and support services, office uses and medium-density housing (on upper stories) on the primary street frontage in and adjacent to business areas. �Scale Site Details 0 Step down the height and scale of buildings from larger industrial structures in the interior of the block to lower, less massive structures on the neighborhood and business area edges. 0 Prohibit the use of chain link fencing on neighborhood (secondary street) and business district (primary street) edges. Use ornamental fencing and/or landscape screening. • Choose building heights that create a transition to adjacent residential structures (2-3 stories). • Allow greater building heights on the primary business area street frontage, with increased heights allowed as the building steps back from the street. 0 Articulate the massing of new perimeter structures on both neighborhood and business area edges to echo the rhythm and proportions of existing buildings. Placement 0 Place new buildings on the primary business area street to maintain the streetwall created by building setbacks on adjacent blocks. 0 Place new buildings on residential (secondary) streets to provide landscaped setbacks at least as deep as the yards on adjacent residential structures. ~-~ ,,,...___ Project Concept - Placement: lndu.strial Mixed-Use, Recommended Orientation 0 Locate ground level storefronts and building entries on the primary business area street to provide pedestrian scale and interest. 0 Provide window openings on fa~ades of new structures overlooking (secondary) neighborhood streets to provide a sense of "eyes" on the street. Parking 0 Provide parking on the interior of the industrial mixed-use block so that it is screened from the adjacent neighborhood and business area by new buildings. • Encourage the shared use of parking with the adjacent business area. 0 Provide vehicular access immediately behind new mixed-use structures on the primary street to minimize traffic impacts on residential streets and avoid creating a driveway gap in the primary street business frontage. Project Concept -Placement: lndu.strial Mixed-Use, Existing Conditions • Page 133 • Plan Grand Rapids • Development Character - Chapter 10 �· 10. 7 , School Reuse in a Pre,World War II Neighborhood Context 10. 7.1 , Project Concept Uses and Densities 0 Give preference to office (including service agencies), educational and residential reuse of former school buildings. 0 Discourage major expansion of the existing building footprint to maintain existing open spaces/ parks. Parking 0 Locate parking to serve the new use behind the existing building and maintain sufficient open space and landscaping to soften its impact on the neighborhood. . . • .. i - . ,... .. ~ ' Placement The former Grand Rapids Christian High School on the corner of Franklin and Madison SE is now the office building for the Family Independence Agency (FIA). 0 Maintain the original front and side yard setbacks to retain the original relationship between the structure (a focal point) and the neighborhood. Project Concept • Placement: School Reuse, Recommended 10. 7.2 , Project Detail Articulation 0 Maintain the size of original window openings. Landscape 0 Retain existing mature trees. 0 Provide additional landscaping in side and rear yards to decrease the visual impact of increased parking on the neighborhood. Project Concept - Placement: School Reuse, Existing Conditions Orientation Site Details 0 Maintain the original front entrance even though primary access for the new use may be located at the rear of the building. Chapter 10 - Devewpment Character • Plan Grand Rapids 0 Use a combination of hedges and canopy trees on the perimeter of the parking lot for screening and shade. • Page 134 • 0 Perimeter fencing of the parking area should be ornamental and in character with the residential context. �10~8 .- Auto--Oriented Commercial in a Post--World War II Context 10.8.1-- District/Neighborhood 10.8.2 .. Project Concept Connectivity Placement 0 Provide alternatives to the automobile in accessing auto-oriented commercial development. 0 At important intersections, encourage infill development that locates buildings to anchor and define corners and screen parking lots. • Provide improved bus stops along transit routes serving auto-oriented commercial development. • Provide sidewalks along primary streets and improve cross walks where needed. • Provide sidewalk connections along secondary streets to connect auto-oriented commercial development to adjacent residential neighborhoods. Orientation 0 Locate building entries and storefronts to face the primary street. Provide improved bus stops along transit routes serving auto-oriented commercial development. • For infill buildings located close to the street, encourage store windows and entries along at least fifty percent (50%) of the front fac;ade. • Provide links to citywide bike and greenway systems. Transitions and Edges 0 Require landscaping on site edges to screen and buffer adjacent residential uses. Project Concept - Orientation: Auto Oriented Commercial, Existing Conditions • Page 135 • Plan Grand Rapids • Development Character - Chapter 10 �i Parking 0 Consolidate driveway access for customers and service vehicles in a single location on the primary street frontage. Permit access from secondary streets. 0 Provide and maintain landscaping (hedges and shade trees) to screen parking lots from primary and secondary streets; low masonry walls and decorative fencing may be used in combination with landscaping. 0 Provide attractive pedestrian connections through parking lots to front doors from both primary and secondary streets. 0 Provide islands planted with shade trees within parking lots to reduce their visual impact and make them more hospitable to people on foot. 0 Locate and screen loading areas and dumpsters to minimize their visibility from adjacent residential property. 10.8.3 - Project Detail Landscape 0 Landscaping is essential to screen parking areas, provide buffers to adjacent residential uses and create a more hospitable pedestrian environment along streets. Project Concept• Parking: Auto Oriented Commercial, Recommended Chapter 10 - Development Character • Plan Grand Rapids • Page 136 • �10~9 ~ Higher Quality Medium and High~Density Residential Design 10.9.1 .. Overview This section presents development guidelines intended to promote higher quality design for mediumand high-density residential development. Mediumand high-density residential development refers typically to multifamily residences, including apartments, townhomes and _condominiums, either rental or owner-occupied. Medium-density is defined as residential development of 10 to 15 dwelling units per acre. High-density residential is defined as 15 or more dwelling units per acre. The Future Land Use Map envisions many opportunities for new medium- and high-density residential development in Grand Rapids: as part of mixed-use districts in and near the Downtown; anchoring new mixed-use, village and sub-regional mixed-use centers; as an upper story use within older neighborhood business districts; as redevelopment of underutilized or obsolete commercial parcels; as infill within existing neighborhoods; and as new development on vacant land. The goal is to locate high.er residential densities on transit lines and to serve as a transition between non-residential uses and lower density housing areas, as illustrated in the Future Land Use Map (Page 21). The underlying objective for improving the quality of higher density residential design is to provide a variety of future housing choices within the city in a more physically integrated way. Design that is sensitive to its surrounding context and that responds to the physical and architectural character of its serc ting provides that integration. The neighborhood character types presented in Figure 10.a - Neighborhood Character Types Map - Page 120 ancl Figure 10.b Community Character Types - Page 121 provide an over- view of the range of physical form and architectural character in the city. It is a general guide, however. Any new higher density residential development or infill project should be designed in response to the specific conditions (both natural and architectural) of its site. 10.9.2 .. District/Neighborhood Connectivity 0 Coordinate the location of medium- and highdensity residential development more effectively with Grand Rapids' transportation network to reduce the need for trips by car, distribute traffic more evenly and encourage transit use. An example of medium-density housing. • Connect new and redeveloped housing areas to the existing city street network. Extend the existing street network into and through new developments. Maintain and/or extend the existing pattern of streets and blocks. Avoid the use of cul-de-sacs. • Connect to citywide pedestrian and bikeway systems. lnclude sidewalks in new and infill housing developments and connect them to the existing sidewalk network. Incorporate bikeways consistent with the local and regional bikeway master plans. • Page 137 • Plan Grand Rapids • Development Character - Chapter 10 �Bad Examples • Locate and design medium- and high-density residential development to support transit use. Locate med ium- and high-density residential development on transit routes. 'I - Provide safe, well-lit pedestrian access to transit srops. r I \ • Integrate medium- and high-density residential development with retail and support services. Locate new higher density residential development within, adjacent to and/or within walking Jistance of existing and planned retail areas (including transit-oriented development centers). Encourage residential units above retail as part of a mixed-use district. • Blend the visual appearance of medium- and high-density residential development with surrounding neighborhoods. . . . . . . -,, I' ' '<, \ y-o J I '--~.,, / ti - Provide visual transitions along primary street frontages and/or more visible edges of the new development. Design residential infill to be compatible with smrounding neighborhood character. Orient building front doors to the street. l I Single access and ring road isolates new development. Allow small scale, resident-serving retail and services as part of medium- and high-density housing developments within mixed-use areas. ,~'\ Good Examples I I 1( ti II I I I I I I I I I I I I I I L--+---+ I I I I _1-_f- _1_+I I : I Single access isolates new infill. Transitions and Edges - Incremental change in density in older neighborhoods. 0 Blend medium- and high-density residential development into the surrounding neighborhood context. I Extending street grid connects new development. 1--1 ____-4-_J_ ------~~- • Provide a variety of densities within new housing developments to allow incremental transitions in density that maximize compatibility with existing neighborhood edges. Promote residential variety within larger housing developments. Step down density where abutting single-family neighborhoods. Extending block pattern connects infill Chapter 10 - Devel.opment Character • Plan Grana Rapids Locate higher density at the center of new development, along major thoroughfares, and/or abutting non-residential development. • Page 138 • Incremental change in density in new construction. �Natural Systems 0 Incorporate a site's natural features into higher density residential developments. • Preserve, as much as possible, a site's natural features and environmentally sensitive areas. Cluster development co preserve natural features and open space. Preserve woodlands, hedgerows, wetlands and landmark trees. Maintain a natural vegetation buffer (minimum 15 foot depth) next to existing wetlands and water bodies. • Site housing to minimize grading impacts. Step buildings clown slopes to retain the natural grade. Residences oriented to parks as neighborhood focus. Do not force walk-out conditions on shallow slopes. Minimize parking footprints on steeply sloped sites, for example by placing parking under buildings. • Preserve a site's natural features as an interconnected system. Preserve natural features, to the greatest extent possible, as continuous systems, rather than in isolated pockets. Connect open space systems and wildlife corridors on and off-site for greater habitat value. Where feasible, provide pedestrian greenway connections (off-street paths and trails) to the larger citywide open space system. Preservation of slopes, woodlands. Public Space 0 Incorporate parks and civic spaces into higher density residential development. • Include new neighborhood parks, squares or other civic spaces in new residential development. Provide open space for active and passive recreation in new developments. Locate new parks and neighborhood recreational features in highly visible areas, within easy walking distance of units. Connect parks and civic spaces to the citywide pedestrian system. Open spaces as leftover land, no parks or ciuic space. Include civic spaces and squares (or greens) as part of mixed-use residential development. • Design residential infill and redevelopment to reinforce existing parks, schools, playgrounds and civic uses. Provide direct pedestrian and street connections to existing parks, schools and civic uses. Lack of /)reservation in site design. • Page 139 • Plan Grand Rapids • Development Character - Chapter 10 �10.9.3 . . Project Concept Scale Uses and Densities 0 Promote the compatibility of higher density residential development with the character of surrounding neighborhoods. 0 Encourage greater housing variety and a mix of retail and neighborhood services in medium and high-density residential developments. • The scale of new development should fit within the context of the block and neighborhood. • Provide a range of housing densities, not to exceed the overall density permitted. Allow higher density residential development to establish incremental increases in the height, mass and scale of adjacent structures. Encourage an integrated mix of housing densities, types and costs to promote income and lifestyle choices within larger developments. Step down the height of development adjacent to single-family homes or other smaller structures. - Provide a finer mix of housing types within blocks, rather than large tracts of the same housing type. Encourage a mix of owner-occupied and rental units within developments, even on same lot (ancillary units or granny flats). Residential and retail mixed-use. New development should maintain the predominant height of existing buildings at the street, while allowing the new building's height to increase incrementally as it steps back from the street. The overall massing and articulation of the primary building frontage should be in proportion with existing single-family homes or structures on the block. • Integrate medium and high-density residential development with compatible retail, workplaces and neighborhood services. • New higher density residential development should be compatible with the architectural character of existing neighborhoods. Encourage the development of higher density housing in mixed-use centers Use rooflines and roof pitches compatible with adjacent structures and overall neighborhood chatacter. For example, use steeper pitched roofs in pre-WW[! areas, shallower roof pitches in ranch style neighborhoods and flat roofs in traditional business areas. Encourage small scale, resident-serving ground floor retail in medium and high-density residential redevelopment on major city streets. Example of an ancill.ary unit (granny flat). Mixed housing densities on the same block. Chapter 10 - Development Character • Plan Grand Rapids Incompatible massing, scale and roof!ine. • Page 140 • �Placement • Place building mechanical and/or support functions toward the rear of the site, away from the primary frontage or street. 0 Building placement should be compatible with the site's natural character and the surrounding neighborhood's physical pattern. Screen mechanical equipment, loading docks and building service from the view of adjacent properties and public rights-of-way. • Place buildings on a site consistent with its topography and natural features. Work with the topography of a site to minimize site grading. - Preserve natural features or landmark trees, as much as possible. • Maintain the same setback from the street for higher density residential development as the majority of existing structures on that street (or with.in that neighborhood). Maintain the existing street wall (distance from the street or property line) for residential infill in older neighborhoods or in neighborhood business areas. A consistent streerwall gives spatial definition ro the public realm, creating more pleasant, usable outdoor space. Maintain setbacks consistent with the residential setbacks in single-family neighborhoods. Inconsistent setbacks and fa~ades weaken the streetscape and pedestrian edge. Orientation 0 Orient primary fa<;ades and front entrances to reinforce the public realm. Primary entrances facing the street. • Orient the primary fac;:ade and main building entrances to the street. Provide at least one primary front entrance on street. Secondary entrances on side streets may also be provided. Provide sidewalks from front entrances to the fronting street, connecting m the city sidewalk network. • Architecturally define buildings' primary entrance(s) to the buildings from the street consistent with the architectural character of the surrounding structures or neighborhood. Garages facing the street deaden the public realm. A consistent streetwall defines outdoor space and the pedestrian realm. • Page 141 • Plan Grand Rapids • Development Character - Chapter 10 �Parking 10.9.4 , Project Detail O Garages and parking lots should not dominate the primary frontage of the development. Materials 0 Architectural character, materials and finishes of higher density residential development should be compatible with surrounding structures and the neighborhood. • Consider establishing maximum, rather than minimum, parking requirements for higher density residential development. • Locate parking to the rear of the site or building. • Use high quality, durable exterior materials and finishes. No parking should be allowed in front yards. High quality materials include wood ·idi ng, stone, brick, metal and stucco, consistent with the surrounding district. Rear yard parking (including parking under the buildings) is encouraged, accessed from a rear alley and/or side street. Internal parking courtyards, screened from the street, are also encouraged. Positive orientation to the street. Innovative or environmentally responsible exterior materials may be included provided they are similar in finish, dimension, texture and proportion to the building materials characteristic of the neighborhood or district. Where the above conditions cannot be met, parking may be located at the side of buildings with adequate screening. • Utilize on-street parking to meet parking needs, where possible. Quality trim and accent materials include wood or vinyl-clad wood, ceramic tile and metal, compatible with surrounding structures or neighborhood. Encourage a street pattern in higher density residential developments that allows for on-street parking and reduces the number of spaces needed in off-street lots. • Extend the primary fac;:ade materials to side fac;:ades, particularly when visible from the street. On-street parking may be used for visitor parking, or as part of the resident parking requirement, provided it does not co-opt on-street parking that serves pre-existing homes. Provide off-street parking for visitors if on-street parking is not sufficient. Residential infill development should incorporate the predominant materials used on the block. Parking tucked under residences, accessed from rear. • Screen parking lots from adjacent properties and public rights-of-way. Screen all off-street parking from adjacent properties with a 6-foot tall screenwall or dense evergreen hedge. Screen all off-street parking from public righcs-ofway with a 4-foot tall screenwall or dense evergreen hedge. Primary fa~ade materials extend to the side. Chapter 10 - Development Character • Plan Grand Rapids • Page 142 • �• Simple finishes and detailing are preferred, consistent with adjacent structures and homes. Shallow projections (bay windows, balconies, porches, and building overhangs) or setbacks from the primary fac;:ade are encouraged, compatible with the architectural character of the surrounding structures. Simplicity in materials is preferred, e.g. no more than three primary materials per fac;:ade. • Landscape 0 Incorporate high quality landscape design (both plantings and plaza paving) to add shade, color, texture and human scale. • Landscape design and materials should maintain visibility to entrances and fac;.ades from the street. Window and door trim should complement the overall building design and use materials consistent with the neighborhood. - Front yard setback areas may be landscaped with a combination of turf, ground cover, low shrubs, trees and conifers. • Encourage a coordinated variety of architectural design within larger developments. Simple plantings and bed layouts are preferred. Paved entrances and/or courtyards shou Id be constructed of durable materials such as concrete, brick, stone or unit pavers. Fa~acle articulation and proportion of doors and windows are compatible with existing homes. • Design window and door openings to be compatible and in proportion with adjacent structures. 1-ligh quality, durable materials. Articulation 0 The design and articulation of building fac;.ades should be compatible with surrounding structures and the neighborhood. • Primary fac;.ades should be in proportion with existing structures on the block or in the neighborhood. - Use a solid to void (solid wall to window/door opening) ratio on front fac;:ades of new buildings similar to that of existing structures. • Street trees, lawn and/or low ground cover should be planted near the street to establish a consistent streetscape. - The streetscape design should be compatible with the block and surrounding neighborhood. • Side and rear parking lots should incorporate canopy trees and landscaped islands to reduce heat and glare. - Use window and door opening dimensions compatible to adjacent structures. For example, use narrow, more vertical proportions in pre-WWII areas, wider more horizontal proportions for po·tWWII neighborhoods. • Higher density residential development on a corner should treat both fac;.ades as primary fac;.ades. Divide long fac;:ades into smaller increments (bays) in proportion to the rhythm and dimensions of existing single-family homes or other structures of the street. Traditional streetscape design with new infill. • Page 143 • Plan Grand Rapids • Development Character - Chapter 10 �• Site lighting All building entrances an<l access walks should be well lie. Pedestrian scale sidewalk lighting should be provided, consistent with the block or neighborhood. All parking lots should be well lit for safety, while shielding glare from neighboring properties. Simple landscape within dooryard or cown homes. Site Details 0 Architectural detailing should be incorporated to add visual interest and human scale to higher density housing, compatible with the character of the neighborhood. High qua/.ity architectural detailing in materials, scale, proportion and repetition. • The character and amount of architectural detailing should be compatible with the block/neighborhood. Projections, bays, balconies, porches, stoops and overhangs should be in proportion to the overall design. All building details should be of high quality materials and finishes consistent with the architectural character of the development. Incompatible architectural detailing, lower quality materiaL~. Chapter 10 - Development Character • Plan Grand Rapids • Page 144 • �10~10, Green Space in the Central City 10.10$1 . . Overview This section provides recommended development guidelines to promote the increase of green space in the central city. Parks, recreation and green space are necessary to the creation of a vital and vibrant central city. Public green spaces implemented in a systems-wide approach provide a central focus for new development, serve as a catalyst for private investment and contribute to the creation of a coherent framework of open space amenities. The Master Plan envisions a city of urban districts organized around a system of green space and connected by a network of green streets, paths and natural corridors. Increasing green space in the central city can be achieved through a variety of approaches, including street tree plantings, development of new neighborhood squares and pocket parks and the reclamation of underutilized or vacant spaces. A sustained effort will be required to create partnerships and locate funding for acquisition, development and maintenance of expanded green space in the central city. During the development of the Master Plan, the focus for increasing green space in the central city narrowed to three essential topics - green space related to roads and rights-of-way; vacant and underutilized land; and stom1water management. For ease of reference, guidelines for each of these three focus topics are presented under a general guideline statement that is related to a specific guideline vocabulary element. Primary Framework The Grand River serves as the spine of the open space system envisioned in the Master Plan. Secondary Framer~vrk Urban districts organized around a system of greenspace. • Page 145 • Plan Grand Rapids • Development Character - Chapter 10 �10.10.2 . . District/ Neighborhood Transitions and Edges 0 Provide green space as a transition between incompatible land uses, along major utility or transportation corridors and as a buffer to protect natural systems such as wetlands, streams and rivers. Connectivity 0 Coordinate both public and private sector planning of green space improvements to create interconnected systems that link neighborhoods and districts to the river and the larger citywide framework of greenways and non-motorized paths. • Streets and Rights-of-Way Design streetscape treatments that buffer neighborhoods from high volume traffic corridors and that reduce the barriers that these corridors create between neighborhoods. • Streets and Rights-of-Way Identify, and designate through design treatments, specific central city streets co serve as green connections and access points to the river. Identify and designate through design treatments specific central city streets to serve as green connections. • Vacant and Underutilized Land Acquire vacant or underutilized parcels contiguous to protected narn ral resources as buffers and transitions to the resource. Develop on-street elements of the proposed primary open space framework to provide major connections to regional systems. Inventory vacant parcels along the Grand River facilitate acquisition efforts in implementing a greenway corridor and river walk. Plan and implement a citywide system of on-street bike routes that link residents to key activity centers such as parks, shopping centers, transit stops and schools. Provide a continuous greenway edge along the Grand River, and a variable width green space edge along all tributary streams, as a method for improving the quality of surface run off from developed areas in the central city. Plan green space to create a linked system of diverse parks and recreational facilities. Promote the creation of quality landscape corridors along tributary creeks and floodplains to connect neighborhoods. Connections through a network of corridors following the riparian habitat of the city. • Stormwater Management - Coordinate basin-wide master planning and design of stormwater improvements with green space plans for neighborhoods in the central city. - Connect neighborhoods to the regional greenway network and the Grand River through riparian habitat corridors that follow the river's tributaries, per the recommendations of the Master Plan. Riverfront land developed as a greenway edge. Chapter 10 - Development Character • Plan Grand Rapids to • Stormwater Management • Vacant and Underutilized Land Advance the practice of neighborhood planning to include a system-wide acquisition strategy for parks, open space and riparian corridors. Plan streetscape improvements for roads that can serve as a transition between incompatible uses, such as residential and industrial land uses. • Page 146 • �Natural Systems • Stormwater Management Consider the creation of parks and civic spaces in the planning and design of area-wide stormwacer improvements; balance stormwater and flood control engineering needs with the creation of useable, aesthetically pleasing public spaces. 0 Develop cooperative processes within the Grand Rapids region to coordinate planning and design of public improvements with natural resource protection plans. Plan for a system of urban parks and open spaces for active and passive use adjacent to wetlands and floodplains, when feasible, to enhance resource interpretation and education of the natural features. • Streets and Rights-of-Way Align roads along the edges of parks and natural systems to enhance the visual quality of the route. Use utility rights-of-way to link natural areas. • Vacant and Underutilized Land Encourage the purchase of environmentally sensitive lands along the city's river and streams to serve the dual purpose of stormwater buffers and green space. Acquire vacant and underutilized parcels contiguous to protected natural systems as a means to extend the resources into the community fabric. Provide vacant parcels that are managed to support a native landscape to encourage wildlife and natural habitat in the central city neighborhoods. Preserve natural features, to the greatest extent possible, as a continuous system, rather than isolated pockets. • Stormwater Management Establish a structure/mechanism within the city to make coordinated stormwater management on a basin-wide basis more feasible and attractive. Encourage the redevelopment of closed stormwater systems as daylighted systems chat increase water quality, habitat suitability and flood control opportunities. A tramporta.tion network developed a.round the natural assets of the city. Public Space Organization 0 Use public green space as a focal point of activity and civic life in the central city. • Streets and Rights-of-Way Provide screetscape improvements that capitalize on the city street network in linking the city's public spaces and advancing the agenda of a citywide pedestrian network. Develop central city gateways as street identifiers and major elements of the city fabric. Improvements should include a combination of trees, shrubs and flowers, in conjunction with lighting, signage, furniture and public art. Continue traffic calming efforts arrd create boulevards or parkways on key streets of various scales. • Vacant and Underutilized Land Develop, in collaboration with residents, plans to acquire vacant land for parks and common green spaces in central city neighborhoods in the context of the Park and Recreation Master Plan. Where possible, locate a park or square as the focus of emerging or proposed neighborhood redevelopment projects and transit-oriented, mixed use development centers. Public greempa.ce a.s the focus for development. • Page 147 • Plan Grand Rapids • Development Character - Chapter 10 �10.10.3 .. Project Concept Scale Uses and Densities 0 Encourage the provision of green space in public and private project planning that is designed to provide human-scaled passive and active recreation opportunities that are responsive to the existing development context. 0 Locate new green space to be compatible with the existing community context and to be appropriate to the density of the residential population and/ or targeted user groups. • Streets and Rights-of-Way • Streets and Rights-of-Way Locate parks and green spaces to be visible from city streets, especially pedestrian priority streets, and to serve high-density residential and/or transitoriented, mixed-use areas in the central city. The location and size of green space should complement pedestrian priority streets to ensure continuity of activity. • Vacant and Underutilized Land • Vacant and Underutilized Land Vacant and underutilized parcels developed as part of the open space plan for new development at the project scale should have a minimum of 10,000 square feet of useable land and the park interior should be visible from the entrances. Locate parks and green spaces to complement nejghborhood structure and within one-half mile walking distance of the population served. Plan for the redevelopment of vacant parcels as neighborhood parks where land uses are compatible and appropriate location requirements are achieved. • Stormwater Management Stormwater management facilities should be designed with landscape improvements that create a human-scale and help to meet the open space needs of the city. • Stormwater Management 1n high-density projects, day lighting of stormwater infrastructure should be encouraged and designed to serve visual and recreational, as well as storm water management, purposes. Greenspace usecl along pedestrian oriented roads provides human-scale. Placement 0 Green space and parks in development and redevelopment projects should be centrally located and provide functional space for passive or active recreation. • Streets and Rights-of-Way Green space should be located so that it is accessible from at least one street. Where possible, align bicycle/pedestrian trails with pedestrian-oriented streets. • Vacant and Underutilized Land Provide pathways in the redevelopment of central city blocks to link common public ·paces and parks to all parts of the project and proviJe linkages to the area-wide green space network. • Stormwater Management Coordinate the location of green space with natural drainage corridors and floodplains to protect these important environmental resources. Human-scaled greenspace designed as an extension of the development the public realm. into Greenspace used at street ends in the planning of residential development. Chapter 10 - Development Character • Plan Grand Rapids • Page 148 • �Orientation Parking 0 Provide public green space oriented to pedestrian priority streets. Ensure clear vistas, terminal views and the ability to safely enter and exit public green space in the central city. 0 Green space should be used to mitigate the negative effects of parking lots and structures on the visual quality and micro-environment of the urban environment. • Streets and Rights-of-Way Green space should be visible from the public rights-of-way and should abut and be within three feet in elevation of a pedestrian connection to be visually and physically accessible. • Vacant and Underutilized Land Vacant land not visible from the public right-of-way is best used as native landscape buffers with minimal public use or acces . Green space provided in new development should positively contribute to the quality of the public realm. • Streets and Rights-of-Way Parking lots should be located to the rear of buildings, whenever possible. - Landscape buffers should screen am! ·often the view of parking lots from public rights-of-way. • Vacant and Underutilized Land Vacant or underutilized parcels contiguous to greenway or natural landscape corridors, and conveniently accessible by car, should be developed as trailheads to increase greenway use potential in the central city. • Stormwater Management • Stormwater Management Plan for day-lighted stormwater facilities as a central open space feature or as a continuation of the green space network in the project. New development should integrate stormwater management systems into parking lot design, wherever possible, using bioretention techniques to direct surface runoff to shallow landscaped depressions in the parking lot. Pl.an for greens pace along the city's riparian conidors and floodplains. The daylighting of historic streams and drainage channels is a method for introducing centrally oriented stormwater management facilities as a central greenspace element in new development. • Page 149 • Plan Grand Rapids • Development Character - Chapter IO �10.10.4 - Project Detail • Stormwater Management Use functional materials and design approaches that promote water conservation and stormwater management practices such as retention ponds, planted parking islands and pem1eable paving materials. Landscape 0 Green space projects in the central city should seek to reinforce the existing landscape character of the neighborhood and/or extend the natural landscape into the project. • Streets and Rights-of-Way New roads should be designed to avoid impacts to the site's mature trees and include street tree plantings that form a pleasing canopy while providing safe and functional movement of automobiles. • Vacant and Underutilized Land Site areas that will remain as buffers should be designed and/or managed as native landscapes providing minimal maintenance requirements and maximum opportunity for wildlife habitat and water quality enhancement. However, security and safety issues should be considered in the design concept for these areas. • Stormwater Management Existing drainageways, riparian corridors and wetlands should be maintained or enhanced in a natural state. Mature trees extend the region's landscape into neighborhoods at the pro1ect scale. Site Details 0 Civic spaces and green space in the central city should reinforce community identity and culture. The site details should combine to provide a distinctive character and form and reflect the importance of these spaces to the fabric of the city. The design of streets adjacent to new development should be pedestrian friendly including elements such as street trees and sidewalks. • Streets and Rights-of-Way Design all streets to be pedestrian friendly, including such elements as sidewalks and street trees. Pedestrian priority streets should include details such as special paving, seating and decorative lighting. • Vacant and Underutilized Land New development projects should seek to organize vacant parcels as a discernable center to form a green or square which is designed to provide meaningful public space. Elements such as defined edges, pedestrian scale and accessible open space should be included to create a strong sense of spatial definition. Pathways within projects should be designed with distinctive lighting and landscape treatments to extend greenspace throughout the project. Stcmnwater systems should be landscaped with native vegetation as an extension of the site's landscape plan. Chapter 10 - Development Character • Plan Grand Rapids • Page 150 • �11 *O ~ Area~Specific Plans 11 ~ 1 ~ Introduction tllllllllll The Master Plan provides a city, wide vision of how to direct and manage land use change in the community. In some instances, a more detailed approach will be required to insure that appropriate consideration is given to character, design and detailed issues. Area, specific planning provides the opportunity to more closely examine a particular geographic area of the city and tailor appropriate recommendations that best suit the needs of area residents, businesses and property owners. • Page 151 • Plan Grand Rapids • Area-Specific Plans - Chapter 11 �Figure 11.a .,. North East BeltHne Future Land Use LEGEND 0 Water Body - -sidewalk - Water/Sewer Sen,lce Area Boundary ' -.. Non-Motorized Path System - - Planned Oo-Stree.t Bikeway CJ • Designated Development Area Environmentally Sensitive Area low Density Residential • Commercial Medium Density Residential High Denatty Resldentlal Pm/Open Space Urban Agrlcutture • • Mixed Service Mixed Use Offlce Institutional Chapter 11 - Area-Specific Plans • Plan Grand Rapids the Master Plan's recommendations and enhance an area's viability and stability. Area-specific planning is an effective way to ensure that land use and development goals for a particular area of the city are identified to protect its unique character while encouraging reinvestment and revitalization. These plans provide a closer analysis of an area than a citywide master plan by establishing a specific mix of uses and building types, roadway alignments and design treatments, and necessary public facilities and amenities needed to make a neighborhood, mixed-use area or business district a success. Formally, area-specific plans may be officially adopted into the city's Master Plan. Informally, they can serve as catalysts to organize neighborhoods, increase citizen technical skills and attract desired private sector investment. To be effective, area-specific planning efforts must be collaborative, involving residents, businesses, institutions, city representatives, property owners and/or developers. This collaborative planning approach will make it possible to craft detailed plans that balance varied interests, build on • Page 152 • Area-specific planning will create significant benefits: • implementation of the Master Plan; • appropriate allocation of Community Development Block Grant (CDBG) funding; • coordination of Community Resource Team (CRT) activities as part of the city's Community Oriented Government (COG) initiative; • prioritization of Transportation Enhancement project requests; • the effective targeting of public investment within a given geographic area; • strategic investment by community foundations and other non-profit organizations; and • a strategic focus for neighborhood and business organizations. �11 ~3 ~ Planning Areas Area-specific plans may be prepared for blocks, neighborhoods, business districts or larger areas. They may be undertaken in response to a development proposal or as a proactive planning study. In all cases, these plans should be developed as a complement to the Master Plan. Area-specific planning is recommended for the city's neighborhoods - especially those in need of revitalization - and for the following areas as identified on the Future Land Use Map (Page 21): • mixed-use areas; • neighborhood, village and sub-regional centers; and • traditional business area core and connectors. In addition, planning may be required in areas where land use regulations are in place that fail to protect the character of an area or satisfy the objectives of the citywide Master Plan. It may also be needed where the Planning Commission has determined that due to the scale or impact of a proposed development additional analysis is required. 11 ~4 ~ Initiators and Partnerships An area-specific planning process can be initiated by the Planning Commission (as described above), property owner(s), developer(s) in the pre-planning stages, community- based organization(s) and/ or the Planning Department. Partnerships should be actively sought with key stakeholders to gain insight, understand issues and anticipate challenges prior to a plan's development. Stakeholders may include residents, business owners, property owners, workers, institutions, elected officials, ciry officials, neighborhood and business associations, non-profit organizations and other groups or individuals who are interested in the future of the area to be planned. These stakeholders should remain engaged throughout the planning process to ensure ownership of what is proposed in the plan recommendations, to assist with implementation and, ultimately, to realize the goals of the neighborhood or area plan. Communiry engagement in an area-specific planning process also contributes to the philosophy of this Master Plan by listening and responding to the community. 11 ~5 ~ Planning Process A general approach to preparing a neighborhood or area-specific plan is provided below. No specific planning approach is mandated by state law; however, the following suggested process has proven itself over time to produce effective results. This approach may be modified based upon the purpose of the areaspecific plan. Active public participation and stakeholder engagement throughout the entire planning process is an essential component of a successful planning process. • Collect Data - Do research; collect and analyze information on the physical, social and economic characteristics of the study area. • Identify Problems and Opportunities - Define key planning and urban design problems and opportunities. • Formulate Goals - Define goals and translate them into objectives and priorities. • Preliminary Plan - Formulate and evaluate plan alternatives to develop a preliminary plan. • Page 153 • Charrette Process One technique that can be used to plan an area is called a chanette. A charrerte is a highly interactive design process undertaken within a brief perilld of time by an inter-<lbciplinary team that generally includes community stakeholders, planners, landscape architects, engineers, and others involved in land development decisions. This process provides five distinct advantages as a planning tool. 1. This inclusive event encourages all project stakeholders to participate in the planning process and to act creatively within their areas of expertise. 2. All participants focus on tbe project's history, constraints and opportunities at the same time ... everyone gets the same information. 3. Limited in time and scope. the chan:ette clearly and quickly defines relevant design and development issues, creates alternative solutions and graphically presents the project's final direction. 4. Participants are willing to implement the plan with a clear understanding of what is proposed and their roles as stakeholders. 5. Documentation of the planning process, issues, alternatives, stakeholder involvement and project recommendations is provided at the end of the process. It is important that all appropriate entities are involved in the charrette process from the beginning. When individuals are involved at the inception of a project they are more likely to support the final recommendations. ---- - - -- - - - Plan Grand Rapids • Area-Specific Plans - Chapter 11 �• Refine Plan - Review and refine the plan and approve the end product as the neighborhood/ area-specific plan. Information Collection Important infom,ation to collect concerning the built environment may include the data below. • Existing land use • Building condition • Ownership • Height and massing of buildings • Historic/architecturally significant structures • Size of parcels • Setbacks from the street • Placement of entrances and windows • Walls and fences • Parking area design and relationship to buildings • Number of parking spaces, utilization, square feet of building space/number of dwelling units served • Road widths, sidewalks, curb cuts, medians • Pattern of streets/size of parcels • Patterns of movement (e.g. pedestrian connections, access to transportation/transit) • Street furnintre (e.g. bus stops, street lights, signs) • Landscaping materials, both planting and hardscape • Implementation - Present the plan to property owners, residents, business people and other key stakeholders located within the study area to verify consensus. A resolution of support from neighborhood and business associations is encouraged. Present the plan to the Planning Commission and City Commission for adoption. (Once adopted the plan should be used as a standard for gaining site plan approval.) Initiate implementation actions. • Continue Planning - Monitor and evaluate progress. Update and revise the plan as needed. 11 ~6 ~ Area~Specific Plan Elements An area-specific plan should attempt to achieve several goals in order to be considered for adoption as an amendment to the citywide Master Plan. These goals insure consistency with the policies and recommendations of the Master Plan and other City of Grand Rapids documents. Plans will: • reference, and be consistent with, the recommendations of the citywide Master Plan; • assign appropriate and reasonable land use classifications; • Public infrastructure (e.g. drainage facilitie~, bridges) • Social interaction opportunities and activity centers • Relationship between built and natural environment (e.g. sensitive environmental lands, valued natural features, where conflicts may occur) • Architectural styles and traditions • Infill opportunities Chapter 11 - Area-Specific Plans • Plan Grand Rapids • promote compatibility with the existing character of an area; • provide standards and design guidelines for land uses and development character consistent with the Master Plan; • promote transit and walkability; • Page 154 • • designate pedestrian priority streets in coordination with the more detailed planning of the distribution of uses within the area and the Street Classification Policy; • identify, if necessary, additional infrastructure improvements. The following elements are recommended in an areaspecific plan to achieve these goals. Additional elements may be included beyond this list, particularly if a neighborhood and/or business association has undertaken a planning effort. In many neighborhood plans additional social issues, traditionally not addressed by a land use plan, may be included. Therefore, portions of a plan rather than the complete document may be selected to arnend the city's Master Plan. At a minimum, an area-specific plan should contain the following elements: • neighborhood/ area-specific boundaries; • neighborhood/area-specific character description; • purpose or intent of plan; • description of planning process; • list of stakeholders involved in the process; • relationship to other plans, policies and regulations; • strengths, weaknesses, opportunities and threats (SWOT) analysis or other issue identification mechanism for the planning area; • existing and future conditions, including but not limited to: - streets (layout, hierarchy) - structures (type, use, height, setback) - property (lot size, configuration) - parking (type, location and use) - landmarks/amenities; �• land use and design goals/objectives; • plan recommendations and/ or conceptual site plan (if for a small area) that includes proposed land use, infrastructure investments, desired design guidelines, etc.; and each public utility company and railroad company owning or operating a public utility or railroad that has registered its name and address for the purpose of receiving notification. Comments from the above listed entitles may be submitted to the Planning Commission on the proposed plan within 40 days after the plan was submitted for review. A copy of the comments shall also be provided to the Kent County Board of C,Hnmissioners. • an action plan. 11 ~ 7 ~ Adopted Area~Specific Plans A neighborhood or area-specific plan can only be implemented if appropriate decision-makers are aware of what the plan says. It is recommended that such plans serve as amendments to the citywide Master Plan. As an amendment to the Master Plan, the City of Grand Rapids Planning Commission and the City Commission would formally adopt the areaspecific plan. Upon adoption, it can then be used to justify decisions that are consistent with the plan's intent. The following plans have been adopted as part of this Master Plan. • North East Beltline Joint Development Plan (Adopted 1998) • Street Classification Policy (Adopted 1996) • Voices & Visions: Community Planning for Downtown (Adopted 1993) These plans shall serve as complements to the Master Plan. The City of Grand Rapids Master Plan, adopted November 14, 2002 shall supersede an areaspecific plan or other earlier city land use plans if an inconsistency exists. Every effort has been made to incorporate the recommendations of earlier areaspecific plans (e.g. Northeast and Northwest area plans) into this Master Plan document. Amending the Master Plan Several steps must be undertaken for the Planning Commission and City Commission to adopt a neighborhood or area-specific plan as an amendment to the Master Plan. The Municipal Planning Act (285 of 1931, as amended) requires the following process to amend the city's Master Plan. • The Planning Commission and City Commission shall be notified in writing of the intent to prepare an areaspecific plan. • Upon completion, the plan shall be submitted to the Planning Commission, who then shall submit the proposed plan to the City Commission for review and comment. The City Commission shall then approve the distribution of the proposed plan. • The City Commission will direct the Planning Commission's secretary to submit a copy of the proposed plan for review and comment to: the Planning Commissions or legislative bodies of each city, village or township located within or contiguous to the City of Grand Rapids; • Not less than 5 5 days or more than 75 days after the release date of the plan, the Kent Counry Board of Commissioners shall provide comments on the plan to the City of Grand Rapids Planning Commission. Comments shall include, but not be limited to, a statement of whether the plan is consistent with plan of adjoining communities and/or is consistent with any county plans. • The Planning Commission will hold at least one (I) public hearing on the proposed plan, which shall be h_eld once the comment period has closed. • Public notice shall be provided not less than 15 days before the hearing by 1 publication in a newspaper. All entities that were offered the oppornmity for comment shall also be notified. • ll1e plan must be approved by 2/3 of the members of the Planning Commission. • Following approval ofthe proposed plan by the Planning Commission, the Secretary of the Planning Commission shall submit a copy of the proposed plan to the City Commission. • Unless the City Commission asserts its right to approve or reject the plan, the Planning Commission adoption shall be the final step for the plan. • If the City Commission chooses - neighborhood and business associations located within or contiguous to the planning area; West Michigan Regional Planning Commission; Kent County Board of Commissioners; and ---• • Page 155 • to reject the plan, the Planning Commission shall consider the City Commission's objections and revise the proposed plan to address those objections. Note: R~bion~ w th\! pbn ar~ the ft!."J'.X"')mihilitf of the Planninll' CtlOlffiL.'-~ion; how~ It 1:. recommended thar any chang~ bt· mndc in conjunl.'.tion with chc cnriry thnt initiate<l the nelghhorhocxJ ur aren-spt:cifo: plan. t-'\.'Cf 1 --------■ Plan Grand Rapids • Area-Specific Plans - Chapter 11 �12~0 ~ Implementation 12~1 ~ Introduction 111111111111111 The City of Grand Rapids Master Plan is made up graphic of and narrative land use recommendations that function as benchmarks and provide basic guidelines for making coordinated community development decisions. Completion and adoption of the plan is not the end of the planning process. Plan implementation must be achieved over an extended period through the cooperative efforts of the public, private and nonprofit sectors. • Page 157 • Plan Grand Rapids • Implementation - Chapter 12 �"This city was a palace once. And there were no kings or queens or dukes, but only citizens, beholden to each other. And this city can be a palace again." Mayor John Pappas in Citt..Hiili, Castle Rock Entertainment, (1996). This City of Grand Rapids Master Plan was created by over 3,000 citizens of Grand Rapids in 250 meetings over a one and a ha1f year period in collaboration with a Master Plan Committee of thirty members, the City Planning Staff, and the consultant team. It represents our hopes and visions for the future of our community. In large areas of the city, citizens have chosen a future that values traditional, walkable neighborhoods and mixed-use commercial districts; as well as a recovery of the viable transportation choices that used to exist. At the same time, the vision embraces a city in sustainable harmony with the natural environment. At first sight, a concern for the natural environment may appear inconsistent with an urban vision, but a nationwide consensus is emerging that the key to preservation of the natural environment lies in revitalization of the American city. Not less important to our citizens is their concern for the educational, cultural, and spiritual dimensions of community, along with a desire and respect for the true diversity that enriches us all. It is important to acknowledge our community values that shaped this Master Plan as we strrve towards its implementation. This chapter provides implementation recommendations to achieve the promise of the Master Plan. It is presented in three sections. Action Plan Overcoming Barriers to Implementation Despite the application of a wide-range of plan implementation techniques, institutional barriers may limit its effectiveness. Strategies for overcoming a number of barriers are described. 12~2 ~ Action Plan Twelve action items recommended to implement the Master Plan are found in Figure 12.a -Short-Term Implementation Action Plan - Page 160. The following elements are included for each action item. • Assignment - The party(ies) responsible for undertaking the activity. • Action Summary - A brief description of the activities to be performed. • Timing - Recommendations for activity start and completion dates. • Priority. All Action Plan items can contribute to the success of the Master Plan; however, the Master Plan Committee ranked the items in the order of their relative importance: Tier I: Top Priorities (Critical) The Action Plan identrfies, assigns and proposes a schedule for major next steps to ensure that the momentum achieved in formulating the Master Plan is continued in initiating its implementation. • Zoning Ordinance and Map Audit and Update Action Plan , Theme Matrix • Citywide Studies This matrix shows how each of the Action Plan items relates to the objectives and policies of the Master Plan's seven theme chapters. The matrix demonstrates the continued integration of themes in the implementation phase. • Information Outreach • City Department and Program Action Priorities Tier II: Intermediate Priorities (Essential) • Neighborhood and Area-Specific Plans • Design Assistance Center Chapter 12 - Implementation • Plan Grand Rapids • Page 158 • �• Capital Improvements Program Development • State Legislation • Master Plan Evaluation Tier Ill: Lower Ranking Priorities (Desirable) • Guidelines Workbook • Growth Management Program • Economic Summit The activities included in each action item will require a continuing process of public collaboration, according to the following principles. Those impacted by an action item should be involved early on in the process. • Community involvement should occur prior to reaching decisions. • Partnering agreements that articulate a process for resolving disputes should be encouraged to gain commitment by the participants. approves a zoning map overlaid on a street or parcel map of the community. It is possible to identify the use district within which any parcel ofland is located, the uses that are permitted and the restrictions that apply to the land. Regulations in different kinds of districts may be different; however, regulations within the same district must be consistent throughout the commw1.ity. The city's current zoning ordinance (text and map) has not been comprehensively updated for many years. It is recommended that appropriate text and zoning district map amendments be pursued following a technical audit of the zoning code to compare it with the objectives of the Master Plan. Particular attention should be given to incorporating flexibility in the zoning regulations, such as floating zones, planned unit developments, overlay zoning, incentive (bonus) zoning, and typology coding. Ill llt PUD PUD R-1 A CEIW< LJI 11111111 f'il 1 111111111 The zoning code and map are essencial cools in implementing che 12.2.2 , Information and Outreach Master Plan. As noted by the Urban Land Institute: A process of public collaboration can help to overcome potential limitations on time, money, resources and administrative capacity that may occur as implement occurs. Actively soliciting the support of private industry and foundations can help to overcome limitations in public sector resources. 12.2.1 , Zoning Ordinance and Map Audit and Update The zoning code and map are essential tools in implementing the Master Plan. The local zoning code divides a community into land use districts and establishes building restrictions limiting the height, lot area coverage and other dimensions of structures that are permitted within each district. At the time that the City Commission adopts a zoning code, it The planning and development business is much more complicated than it used to be. No longer is it possible to consider the public and private sectors as independent actors. Tight budgets have caused public agencies to act simultaneously as regulators of and partners in private development; interest groups have become stronger and more sophisticated, and the diversity of participants has increased. Clearly, it's a new balI game for developers, local governments, and citizens. 1 To promote a broad understanding of Master Plan recommendations, it will be necessary to meet with: • neighborhood and business associations; • private sector interests (lenders, developers, major property owners, etc.); • Page 159 • 1 ULI - The Urban Land ln:.tirute with Pr()J!ram for Community Problem Solvinl:!', rulling Togcrber: A Planning and De\-..:lo~CD.::1w..:..B11ilding Mao1ml- Wa.shingron D.C.: ULI -The Urban L-md ln.,titute, 1994, pp. 11 and 12. Plan Grand Rapids • Implementation - Chapter 12 �Figure 12.a .. Short-Term Implementation Action Plan Action Item Zoning Ordinance and Map Audit and Update (See Section 12.2.1 - Page 159) Assignment(s) Action Summary • City Planning Department Conduct review of city zoning ordinance and map to: • City Planning Commission Timing January 2003-December 2004 • prioritize amendments needed; • Zoning Board of Appeals • prepare amendments with citizen advisory committee input; • City Commission • conduct community reviews; and • adopt amendments. Information and Outreach (See Section 12.2.2 - Page 159) • City Planning Department • Neighborhood and Business Associations Promote understanding of Master Plan recommendations by meeting with: • Foundations • neighborhood and business associations; Starting with Master Plan adoption (October 2002); ongoing • private sector interests (lenders, developers, major property owners, etc.); • non-profit & community-based organizations; • institutions; • city department and program staff; • neighboring jurisdictions, County, GVMC, Region 8 representatives; and • Michigan Department of Transportation (MDOT). City Department and Program Action Priorities (See Section 12.2.3 - Page 162) • City Manager • City Departments and appropriate programs _,____ Ask City Manager to direct each department or program to: • For November 2002 3-Year City Strategic Plan update; annual • define 3 action steps (with work plan and timetable) to implement Master Plan recommendations; incorporate these initiatives into the annual update of the 3Year City Strategic Plan and to report on progress and additional initiatives annually. Review and coordinate projects and funding with MDOT; • Annual November 2002-January 2003 • review policies for consistency with Master Plan objectives; and • review ordinances and codes for con istency with Master Plan objectives and propose appropriate amendments. Citywide Studies (See Section 12.2.4 - Page 163) • City Departments Prioritize and undertake citywide snidies, e.g.: • Interurban Transit Partnership (JTP) • Historic Pi-eservation Plan; • Stakeholder Groups • Environmentally Sensitive Areas lnvenrory; • Foundations • Bikeway and Pedestrian Facilities Plan; and • Fixed Route T(ansit Plan. Chapter 12 - Implementation • Plan Grand Rapids • Page 160 • January 2003-June 2004 �Figure 12.a .. Short-Term Implementation Action Plan Action Item Neighborhood and Area-Specific Plans (See Section 12.2.5 - Page 164) ' • • • • • • • • Assignment(s) Action Summary Neighborhood and Business Associations City Planning Department Community Development Department City Design Team Design Assistance Center Foundations Economic Development Department Foundations • Develop criteria/priorities for planning efforts, including the provision of technical assistance, project funding and implementation techniques in consultation with neighborhood, business, property owner and developer representatives. Timing • November 2002-January 2003 • 2003 • Ongoing • "Pilot" and test the proposed process; refine. • Undertake additional planning efforts. Design Assistance Center (See Section 12 .2.6 - Page 164) • GVMC • Foundations Explore the potential for establishing a DAC: November 2002-April 2003 • solicit funding; • identify host organization; and • organize DAC composition and assistance protocol. Capital Improvements Program Development (See Section 12.2. 7 - Page 165) City Budget Office Update CIP process including: November 2002-October 2004 • Planning Commission participation; • staff training; and • program plan criteria and forms. Make the Master Plan a basic reference in proposing and prioritizing CIP projects. State Legislation (See Section 12.2.8 - Page 165) City Legislative Liaison Propose and lobby for needed state legislation (e.g., design review authority, demolition assessments, impact fees, transfer of development rights (TOR), concurrency requirements). January 2003; ongoing Master Plan Evaluation (See Section 12.2.9 - Page 166) • City Planning Department Develop measures, criteria and tools for Master Plan evaluation and maintenance. Prepare annual report on Master Plan implementation progress and priorities. Assess accountability. Evaluate consistency between Plan objectives and policies. Update the Plan through official action every five years. • November 2002-October 2003 • City Planning Commission • Zoning Board of Appeals • Citizens • Annual report/review • Five year renewal/update by 2007 Guidelines Workbook (See Section 12.2.10 - Page 169) • • • • City Planning Department Planning Commission City Design Team Foundations Prepare comprehensive design guidelines workbook addressing neighborhood character types and business areas. January 2003-June 2004; ongoing additions and revisions Growth Management Program (See Section 12.2.11 - Page 170) • Grand Valley Metro Council Carry out GVMC Blueprint II planning process. Ongoing Economic Summit (See Section 12.2.12 - Page 170) • • • • • Consider holding annual Economic Development Summit to address on-going regional issues affecting private investment decisions (infrastructure, quality of life, funding assistance, etc.). November 2002-January 2003; annual • West Michigan Strategic Nliance (WMSA) The Right Place Program Urban Redevelopment Council Sustainable Business Forum Economic Development Department Neighborhood Business Alliance • Page 161 • Plan Grand Rapids • Implementation - Chapter 12 �Excerpt from State Municipal Planning Act The Planning Commission shall make and approve a master plan for the physical development of the municipality, including any areas outside of its boundaries which, in the Commission's judgment, bear relation to the planning of the municipality. The Planning Commission may meet with other governmental planning commissions to deliberate. The municipal plan, with the accompanying maps, plats, charts, and descriptive matter shall show the planning commission's recommendations for the development of the territory, including, but not limited to, all of the following: (a) The general location, character, and extent of streets, viaducts, subways, bridges, waterways, floodplains, water fronts, boulevards, parkways, playgrounds, and open spaces. (b) The general location of public buildings and other public property. (c) The general location and extent of public utilities and terminals, whether publicly or privately owned or operated, for water, light, sanitation, transportation, communication, power, and other purposes. (d) The removal, relocation, widening, narrowing, vacating, abandonment, change of use, or extension of any of the ways, grounds, open spaces, buildings, property, utilities, or terminals described in subdivision (a), (b), or (c). (e) The general location, character, layout, and extent of community centers and neighborhood units. (f) The general character, extent, and layout of the replanning and rede,·elopment of blighted areas. (g) A zoning plan for the control of the height, area, bulk, location, and use of buildings and premises. The municipal plan shall address land use issues and may project 20 years or more into the future. The 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 municipality. . • foundations, non-profits, community-based and faith-based organizations; 12.2.3 .,. City Department and Program Action Priorities • institutions; Two activities are recommended as part of this Action Plan item. • city departments and program staff; • neighboring communities; and • public organizations (Grand Valley Metro Council, Region 8, etc.) and public agencies (for example, the Michigan Department of Transportation). The Municipal Planning Act (State PA 285 of 1931) empowers the Planning Commission to lead this critical activity. In addition, amendments to the Municipal Planning Act adopted in 2002 require coordination of planning activities among neighboring municipalities through consultation prior to plan adoption and by making copies of adopted master plans available. These efforts are designed to lead to continuity in planning policies among communities. PA 285 also provides that the proposed plan be shared with each public utility company and railroad company owning or operating a public utility or railroad within the municipality, and any government entity, that registers its name and address for this purpose. Specific activities which should be considered as part of this Action Plan item include: • creation of a "speakers bureau" comprised of Planning Commission, Master Plan Committee, neighborhood and business association members who can be called upon to represent the Master Plan at specific outreach events; • broad distribution of an executive summary document/poster that quickly communicates Master Plan objectives and recommendations. - Chapter 12 - Implementation • Plan Grand Rapids • Encourage city departments to identify initiatives that support the Master Plan and can be incorporated into the annual update of the city's 3-Year Strategic Plan. • Review city policies and codes for consistency with Master Plan objectives, including the goal of sustainable development; and prepare necessary amendments. Strategic Planning A strategic plan is a series of detailed actions and programs used to address major community opportunities and problems in the short term. Strategic planning helps communities become more effective in implementing planning objectives because it identifies specific actions that will be undertaken by a certain date, who will undertake them and at what cost.2 The city's 3-Year Strategic Plan is updated annually. It provides an ideal vehicle for focusing the attention of city departments on Master Plan recommendations by asking each department (and program) to identify specific initiatives that will help to implement plan recommendations for incorporation into the Strategic Plan update. These initiatives should be specific, measurable, achievable, relevant and trackable. Such a process could be initiated at the request of the City Manager and institutionalized as an administrative practice in Grand Rapids. · Planning and Zoning Center, C~ . . H a.n.<l.boo.h. Iuuk.Jw.u....icclin.iQ Ut'Llill ( Juidino Commuoiry .<.:hangc, Mkhig;m Society of Planni n~ Officials, 1991, pg. 7. • Page 162 • �City Policy and Code Review Many communities have found that their own development policies and codes can actually work against their efforts to achieve master plan objectives. This can be especially true with respect to the principles of Smart Growth. For example, local policies often promulgate inflexible rules that result in excessively wide residential streets, expansive parking lots and mass clearing and grading of forested areas. At the same time, local codes often give developers little or no incentive to conserve natural areas. Consequently, communities need to re-evaluate their local codes and policies to ensure development decisions that are consistent with master plan recommendations. Model development regulations affecting residential streets and parking lots, lot development and the conservation of natural resources prepared by the Center for Watershed Protection (Maryland) in their landmark 1998 publication Better Site Design: A Handbook for Changing Development Rules in Your Community are presented in Supplement A-2 to assist in an assessment of current city policies and requirements, and the need to amend them. This audit may lead to changes to regulations governing the subdividing and dividing of land within the city. Local authority for such regulations is provided by the Land Division Act (PA 288 of 1967) and Condominium Act (PA of 1978). • Land Division Act - The Land Division Act (formerly and more commonly known as the Subdivision Control Act) is the state law permitting a seller to record a plat of land by dividing into blocks and lots (Please refer to Supplement A-2). This permits the sale of land to be made by reference to a recorded plat (rather than in metes and bounds) making taxes easier to assess and collect. The act also describes the process and requirements for the "replatting" of property - often a necessity when redevelopment is to be encouraged in already developed areas. • Condominium Regulation - Separate legislation governs the regulation of condominium development - a circumstance involving a single real property parcel with all the unit owners having a right in common to use the common elements with separate ownership confined to the individual units that are serially designated. Initially, condominium developments were of the apartment variety and subject to local multifamily zoning regulations. Subsequently, single-family detached condominium development emerged as a housing option. As a result, local zoning requirements are necessary to ensure that site condominiums are built to the same standards as single-family subdivisions. Condominium developments contain common elements requiring unique development tegulations. 12.2.4 -- Citywide Studies The master plan process has focused upon providing an overall recommended pattern of future land use for the city. At the same time, it has identified a number of citywide studies that will be important for the plan's successful implementation. It is recommended that the city pursue the preparation of additional studies: • Historic Preservation Plan • Environmentally Sensitive Areas Inventory and Plan • Bikeway and Pedestrian Facilities Plan • Fixed Route Transit Plan These studies, once prepared, should be adopted as amendments to the Master Plan. A Bikeway and Pedestrian Facilities Plan is recommended. • Page 163 • Plan Grand Rapids • Implementation - Chapter 12 �12.2.5 - Neighborhood and Area-Specific Plans Neighborhood planning is authorized by the Municipal Planning Act and can provide a finer grain of analysis than is available through a citywide master plan. Area-specific plans may be prepared for a block, a neighborhood, a business district or a larger area. They may be undertaken in response to a development proposal or as a proactive planning study. A specific work plan should be used in preparing a neighborhood or area-specific study such as discussed in Chapter 11 - Area-Specific Plans - Page 151 There are myriad of sites within Grand Rapids well suited for detailed study and planning. Given this competition, it is recommended that this Action Plan item include the following steps: Plainfield Avenue and Leonard Svreet Special Study. • develop criteria/ priorities for planning efforts, including technical and funding assistance that may be provided by the city and other sources; • "pilot" and test the proposed process and refine the process as necessary; and • undertake additional planning studies. 12.2.6 - Design Assistance Center Design assistance is often needed co develop neighborhood and area-specific plans and guidelines, and can be helpful in illustrating how plans and guidelines can be translated into more detailed development decisions. Often, the need for design assistance (in both area-specific planning and design review) is greater than the city staff and budget alone can provide. Communities are increasingly relying on the assistance of an independent design assessment center to expand city staff capabilities. A design assessment center (DAC) is an independent organization having the expertise to provide Chapter 12 - Implementation • Plan Grand Rapids • Page 164 • technical assistance on design issues on an as-needed basis. As a non-profit entity, the DAC may be housed within a university or operate as a division of a government department; it can be financially supported by universities; local, county and regional government; foundations and/ or the development community or it may be staffed by volunteer design professionals. A DAC may: • mediate disputes between the applicant(s), municipality and affected neighborhood; and • provide technical advice and/ or recommendations to neighborhood groups or the city on design related matters. There are many prototypes in existence. One example is the Design Center of the Chattanooga-Hamilton (Tennessee) Regional Planning Commission. It was established in 1990 as a division of the planning agency. It is staffed by employees of the planning agency, the River Valley Company and a consultant from the University of Tennessee School of Architecture. Over the past decade the Chattanooga Design Center has had a significant impact as a catalyst and facilitator in encouraging reinvestment - and quality design - in the downtown area. It is recommended that the potential for establishing a DAC be explored and an organizational strategy be completed. Specific Action Plan tasks are: • explore potential organizational structures; • identify potential funding sources; • identify a host organization; and • organize DAC composition and assistance protocol and technology requirements. Some cities have started using virtual reality simulation as an aide in providing design review assistance. These computer-generated images depict the design proposal within the context of its setting. The City �of Birmingham, Michigan currently utilizes this technique to evaluate the design character of buildings proposed for their downtown. Computer Assisted Design (CAD) drawings are electronically provided by the applicant at the time site plan approval application is made. This information is then manipulated by staff using vendor provided software to create an "as-built" image of the proposed project at its intended location. 12.2. 7 .. Capital Improvements Programming A capital expenditure can be defined as any outlay that produces benefits in periods beyond the current accounting period. A Capital Improvements Program (CIP) establishes a formal mechanism for consideration and implementation of capital expenditures covering a period of six years, with the first year representing the current capital budget. A CIP can allow improvement proposals to be tested against set policies and/or goals, objectives and plans of the community. In fact, cities, villages and townships having an adopted master plan under authority of the Municipal Planning Act (PA 285 of 1931, as amended) must annually prepare a CIP. Section 9 of PA 285 reads, in part: For the purpose of furthering the desirable future development of the municipality under the master plan the city planning commission, after the commission shall have adopted a master plan, shall prepare coordinated and comprehensive programs of public structures and improvements. The commission shall annually prepare such a program for the ensuing six years ... I There are many ways to prepare a CIP. A seven (7) step process is outlined in Supplement A-5. The preparation of a CIP using this sequence is recommended to program specific projects recommended in an earlier chapter of this report. Examples include the improvement of 28'h Street, improving "connections" to the riverfront by extending 7th or 8 th Street, the extension of Seward Avenue nortl1 to Ann Street, or returning the rapids to the Grand River. 12.2.8 .. State Legislation Amendments to state enabling law are required for the city to apply new techniques or install new requirements for development projects, in a manner that benefits Master Plan implementation. lt is recommended that the city evaluate the need for state legislation supporting: • Clear Design Review Authority - Michigan courts have accepted the validity of aesthetic regulations under the police power, but in a somewhat more limited way. In Wolverine Sign Works v. Bloomfield hills, 275 Mich 205; 271 NW 823 (1937), the court ruled "aesthetics may be an incident but cannot be a moving factor." Statutory authority under the City-Village Zoning Act does not exist, which requires a developer (as a precondition to site redevelopment activity) to document the need for, or measures to mitigate the impact of, building demolition. • Demolition Assessments - Statutory authority under the City-Village Zoning Act does not exist, which requires a developer (as a precondition to site redevelopment activity) to document the need for, or measures to mitigate the impact of, building demolition. • Impact Fees - Autl1orization to assess charges against newly-developing property that attempts to cover the cost incurred by a local government in providing public facilities required to serve the new development is necessary to help redirect growth to urbanized areas and away from greenfield sites. • Page 165 • Plan Grand Rapids • Implementation - Chapter 12 �• Concurrency - Similar to impact fees, concurrency is a technique, which requires public facilities necessary to serve a development to be in place as a pre-condition to project approval. • TOR Program - In a transfer of development rights program, a community identifies an area within its boundaries that it would like to see protected from development (the sending zone) and another area where the community desires more urban style development (the receiving zone). Landowners in the sending zone are allocated a number of development credits that can be sold to developers, speculators, or the community itself. In return for selling their development credits, the landowner in the sending zone agrees to place a permanent conservation easement on his or her land. Meanwhile, the purchaser of the development credits can apply them to develop at a higher density than otherwise allowed on property within the receiving zone. The city should also consider supporting state legislation that increases the supply of affordable housing in the state. Particularly important is the establishment of increased funding for profit and non-profit organizations to build new affordable housing units. 12.2.9 .. Master Plan Evaluation and Amendment Michigan's Municipal Planning Act was amended in 2002 to require that planning commissions review their master plans at least every five years to determine whether to commence the procedure to amend the plan or adopt a new plan. These regularly scheduled plan reviews will make it necessary to determine how plan effectiveness will be measured. Chapter 12 - Implementation • Plan Grand Rapids • Pagel66 • Measuring Plan Effectiveness The process of preparing a comprehensive master plan requires both effective processes and a practicable set of recommendations. Therefore, plan effectiveness should be judged upon both its planning processes and by its outcomes. • Grading on Process - The way in which land use decisions are made should be measured. The master plan process established a new way in which the community can be involved in determining land use priorities on a citywide scale. An evaluation of how the community is involved in land use discussions, and the influence these discussions have on the decision-making process, post-plan adoption should be reviewed. • Grading by Outcomes - Outcomes can be compared against the intended consequences of the plan; they can also compare the unanticipated consequences of land use decisions. This evaluation should include what has been learned in trying to achieve the objectives of the master plan and what should be changed. Outcome- and process-based evaluations are not mutually exclusive. Each must be used to accurately report on the success of the plan and to determine what adjustments might be appropriate. It is recommended that the City Planning Department prepare an annual report on Master Plan implementation progress and as a means to gauge the level of consistency between plan objectives, city policies and community engagement Below are listed two tools that would be useful in this evaluation. One tool to evaluate the effectiveness of plan outcomes for the Master Plan is the Action Plan -Theme Comparison (Figure 12.b - Action Plan - Theme Comparison - Page 167). Master Plan objectives were orga- �Figure 12.b, Action Plan, Theme Comparison (Master Plan Objective(s) Addressed by Action Item) Action Plan ltems 0 Great Neighborhoods Chapter 3 8. Vital Business Districts C hapter 4 0 A Strong Economy C hapter 5 e, e : 0 Balanced Transportation C hapter 6 A City that Enriches Our Lives C hapter 7 A City in Balance with Nature C hapter 8 Partnerships C hapter 9 Application/ Comments Information and Outreach GNI , GN3 , GN4, GN5, GN6, GN7, GNS, GN9, GN12, GN13, GN14 VBD2, VBD3, VBD4, YBD5 SE4, SE7 , SES, SE9 BT!, BT4 EOL2, EOU, EOL4, EOL6, EOL7 Nl, N3, N4, N5 Pl , P2, P3, P4, PS , P6 Authorized activiry of Planning Commission pursuant to Section 11, State of Michigan PA 285 of 1931, as amended. City Department and Program Action Priorities GN2, GN4, GN5, GN6, GN7, GNS, GN9, GNI0, GNll, GNl2, GN13 , GN14 YBDl, VBD2, VBD3, YBD4, YBOS SE!, SE2 , SE3, SE4, SE6, SE7, SES, SE9 BT! , BT2, BT3, BT4, BT5, BT6 EOLl, EOL2, EOL3, EOL4, EOL5, EOL6, EOL7 NI , N2, N3 , N4, NS Pl, P2, P3, PS Strategic planning advocated as a means to develop sho rtterm actionable steps in support of long-range planning that are assignable and crackable. Review to confirm if supportive of sustainable development - actions that create efficient infrastructure, protect and enhance qualiry of life, and strengthen local economies without injuring future generations. Review of Land Divisio n Act (PA 288 - 1967) for replatting and redevelopment projects and the Condominium Act (PA 59 - 1978) for development standards applicable to detached single-family condominium developments. Zoning Ordinance Text and Map Audit and Update GNl, GN2, GN3, GN4, GN7, GNI0 VBDJ, VBD2, VBD3, VBD4, VBD5 SE!, SE2, SE3, SE4, SES, SE6, SE7 BTl, BT2, BT4, BTS, BT6 EOLl, EOL2, EOL4, EO15, EOL6, EOL7 N3, N4 Pl, P2, P4 Guidelines Workbook GN2, GN3, GN7, GNS, GNJO, GNll, GN12 VBD2, VBD3, VBD4, YBOS SEI, SE3, SE4, SES, SE6 BTl, BT3, BTS, BT6 EOL2 , EOL3 , EOL4, EOL5, EOL6 N3, N4 P2, P4 Gu idelines fill the gap between general plan po licies and more specific of zoning requirements. Neighborhood and AreaSpecific Plans GN2, GN3 , GN4, GNS, GN7 , GNS, GN9, GNJO, GN13 VBDl, VBD2, VBD3 , VBD4, VBDS SEl, SE2, SE4 , SES BT! , BT2, BT3, BT4, BT5, BT6 EOLl, EOL2, EOL3 , EOLS , EOL6 N2 Pl , P2, P3, P4 Neighborhood/ area-specific planning provides a finer grain of analysis than is available via a citywide master plan. Used to increase citizen technical capacity and attract invesonenc. Citywide Studies GNl, GN2, GN13 SE2 BT! , BT3, BT6 EOL2, EOL3, EOL5 N3 , N4 Pl Authorized by Section 3 of State of Michigan PA 285 of 1931. Design Assistance Center GN2, GN3 , GN4, GN7 , GNS, GN10, GN12, GN13 VBDI , VBD2, VBD3, YBD4, YBOS SEI, SE2 , SE3, SE4, SES , SE7 BTI, BT2 , BT3 , BT4, BT5 EOLI , EOL2, EOL3 , EOLS, EOL6, EOL7 P3, P4 A DAC, often an independent organization, provides technical ass istance on design issues and facilitates consensus planning and design solutions with developers, pro perty owners, neighborhood and business o rganizatio ns and the ciry. The DAC co uld play an impo rtant role in the preparation of neighborhood and area-specific plans. Capital Improvements Program Development GN7, GNS, GN9, GNI0, GNll , GN12, GNl3 VBDl, YBD2, VBD3, YBOS SE!, SE2, SE3, SE4, SE6, SE7 BT! , BT2, BT3, BT4, BT5, BT6 EOLl, EOL2, EOL3, EOL4, EOL6, EOL7 N2 Pl, P3 Planning Commission involvement required by Section 9 of PA 285 of 1931 after Master Plan adopted. MMFOA develo pment process recommended , along with departmencal program plans. State Legislation GN2, GNS, GN9 VBD2, VBD3 SE4, SE7 BT3, BTS EOL5 N2 Pl, P2 Seek new or expanded • conservation areas • design review impact fees ~- lay zone, incentive/bo nus zoning, Traditional Neighbo rhood Development (TND) District regulations and rypology coding are recommended approaches. - .. Lctter/ numt!rical 1.::odc references spedfk pb.n nin_g objet:tivc (found in chapters 3-9) addre:.scJ by Actio n Plan item. • Page 167 • New zoning techniques arc recommended that can respond to the major themes offered by the Plan. Floating zone, over- . authority for: • concurrency • rransfer of develo pment rights • demolition approval a:mtinucJ on ne..xt n,ge Plan Grand Rapids • Implementation - Chapter 12 �Figure 12.b , Action Plan , Theme Comparison (Master Plan Objective(s) Addressed by Action Item') Action Plan ltems 0 Great Neighborhoods C hapter 3 e. e 0 A Strong Economy Chapter 5 Vital Business Districts C hapter 4 e 0 Balanced Transportation C hapter 6 A City that Enriches Our Lives C hapter 7 A City in Balance with Nature C hapter 8 ~ Partnerships C hapter 9 Application/ Comments Growth Management Program GNl , GN 4, GN5 VBDI, VB D4 SE4, SES, SE6, SE7 BTl EO LI, EO L2 N l, N3 Pl, P2 GVM C Metropolitan Development Blueprint amended by Blueprint ll including "produce a voluntary regional planning process that functions at local level. " Economic Summit GN I, GN2, GN3, GN4, GN5, GN6, GN8, GN9, GNJ0, GN14 VBD J, VBD2, VBD3, VBD4 SE l, SE2, SE3, SE4, SES, SE6, SE7, SES, SE9 BTI EOLl, EO L2, EOL4 NI , N2 Pl, P2, P3 , P4 Refer to Southern Wayne County Chamber of Commerce Eco nomic Summi t as regional model. Master Plan Evaluation GN 1- GN 14 VBD1-VBD5 SEI-SE9 BTJ-BT6 EO LI - EOL7 N l-N5 Pl-P6 Requirement of Section 8a(2) of State of Michigan PA 285 of 193l(Municipal Planning Act) for Planning Commiss ion to review plan at least every 5 years. * Lcuer/ nu merical coJ I! references S!)<!d fk pla nni ng obJccnvc (fou nd in chapte rs 1-9) ac.hlrcssL"d hy Action Pl an item. nized around seven themes (see Chapter 3 through 9). The matrix reveals how each Action Plan item impacts the objectives developed for each theme. It is recommended that periodic review of approved and denied projects, master plan amendments and zoning ordinance changes placed before the Planning Commission, City Commission and Board of Zoning Appeals include consideration of this matrix to evaluate decision making consistency and plan implementation progress. City planning objectives and policies will likely change in the years ahead in response to unexpected events and in consideration of new information not yet available. It is recommended that new objectives be compared against Action Plan items as they are created to determine if additional implementation measures are warranted. Planning Rating Form - A simple way to quickly review a master plan using a rating form has been suggested by the Michigan Society of Planning as part of their Master Planning Workshop (a sample rating form is presented in Supplement A-6). Participants first reach agreement on the evaluation categories to use, then evaluate whether the plan successfully re- Chapter 12 - Implementation • Plan Grand Rapids • Page 168 • sponded to each category or failed to address a particular need or issue by scoring each category against a numerical scale (100 being a high score and O representing a low score). An "overall" score is also provided to evaluate the adequacy of the existing plan. The need to amend the plan is based upon its municipal score predetermined by the group. Amending the Plan As the Master Plan is evaluated, it may be necessary to amend the Plan. The Planning Commission may amend, extend, or add to the Plan at any time, following the procedures as set forth the Municipal Planning Act. (The procedure is shown in the Municipal Plan Approval diagram in Supplement A-4.) Plan amendments can be initiated in several ways: • a major private sector development proposal is received by the community that was unanticipated; • new information (i.e., U.S. Census data, regional transportation plans, etc.) is received which forces a re-evaluation of plan assumptions and recommendations; �• storm events and similar catastrophes such as fires force property redevelopment decisions; • activities of other governmental agencies or authorities such as major infrastructure projects or development occurring "across the border" force reconsideration of plan recommendations; and/ or • petitions from community-based organizations or boards are presented. Plan amendments can also be made at the discretion of the Planning Commission to reflect an extension, addition, or revision in terms of topical area, geographic coverage or level of detail. The preparation of neighborhood/area-specific plans are an example of this (refer to Chapter 11 - Area-Specific Plans - Page 151). When an amendment is anticipated, it is recommended that the Planning Commission include the plan amendment in an annually adopted project priority list (supported by a resolution of concurrence from the City Commission). This project priority list will serve as the work plan for the next year and should contain only those tasks that can realistically be accomplished based on the availability of time, money, labor, and a thorough review of need. 12.2.10 .,. Guidelines Workbook There is growing acceptance and support for local design guidelines and design review by the development community. Guidelines help fill the gap between the general planning policies of site planning and zoning requirements. Sample design guidelines have been provided as part of the Master Plan (refer to Chapter 10 - Development Character - Page 117) to illustrate their value in guiding and coordinating private investment decisions. The Master Plan recommends that these samples be used as a starting point in preparing a comprehensive design guidelines workbook for addressing neighborhood character types and business areas. This Action Plan item should also determine how such guidelines would be applied in the future. Guidelines may be advisory or mandatory3. They may be used to communicate the community's urban design objectives and/ or they may be incorporated into the zoning code as development regulations. Certainly, design guidelines will have a greater influence on the character of development if they are mandatory and administered as part of a site plan or design review process. Any design review process must be fair and consistent. The following elements are usually incorporated. Traditional Business Area - Project Detail • A "users guide" that answers most of the common questions about content, process and timing. • A "pre-application conference" to review community expectations, proposed concepts and establish a framework for resolving problems. • Opportunities for public comment on the proposed development and its consistency with the guidelines. • Staff analysis to describe how the project does or does not meet the design criteria. A checklist can be useful in this analysis (An example is contained in Supplement A-7). In some cities, staff makes a decision in their capacity as an administrative official; in others, a recommendation is referred to the Planning Commission as part of the site plan review process. • An appeal process that allows an aggrieved applicant, or a citizen opposing a project, to challenge the staff or Planning Commission decision. Specific criteria for gaining a waiver of guidelines should be identified to expedite the review and approval process, and to distinguish unwarranted appeals. • Page 169 • The abili ty fo r local unit1. of government to regulate ae..,tht:rio; ca n he rraced ton U.S. Su preme C'...ourt decis ion (Bem1an v. Parker, 148 U.S. 26 (1954)). L.anguage in rhe l'.:.ISt' suppom:J rhc concept that public welfare is a hro;ll..! ancl ind u~ive term ,tnd that ir i~ with in the power of the legislatu re to Jerenn ine that a commu nity should \,c:: heo uti fu l. Lltcr, the U.S. Supreme C<lUrt (in Penn Central Transportation Co. v. New York C il)•, 4 38 U.S. 104 0 978)) rccoh'l) ized "th:lt stares and cities may enact lanJ ui.c rcgulationit or co nrrol.s to enhance the qu al ity nf li fe h}· preserving the character and the desi rable acHhetic fcaturt•~ of a dry ... " Plan Grand Rapids • Implementation - Chapter 12 �•----------- Criteria for Successful Economic Development* Success can also be predicted based on the following economic development criteria. • Long-term political and community leaders with the patience and perseverance to nurture a plan over time. • A clear sense of the possibilities scaled to the place, and a marked sense of "optimistic realism." These will keep doubters at bay in the critical early stages. • A vision articulated in a way that captures the imagination of the community. • A strategic plan for implementing the vision. It is important to have a tactical game plan as well as a compelling goal - dreams fade when no visible action exists. • A management entity that can "act" and take responsibility for implementing the plan. Most cities have term limits for elected officials, making it imperative to have an organization that will ensure continuity. • Early successes that can enhance the community's ability to maintain a sense of momentum. Realistic first targets and an integrated marketing program help to set a sustainable pace. • Borrowed successe . Link the plan to initiatives already underway (i.e., streetscapes, transport systems or marketing programs) to accelerate the sense of achievement. • Funding through a variety of sources. The dream should be realizable to a certain degree when taken in smaller steps that can be financed quickly. •Roht•rr Gorman :-tnd Nanq• Egun, "RL'Vit.1li:ins: Litd\! R(1Ck.'' Urbnn Ltnc.l, Scptcmbc-r 2001, page I l. Chapter 12 - Implementation • Plan Grand Rapids 12.2.11 .. Growth Management Program 111e success of the City of Grand Rapids' planning program will depend upon its ability to constructively interact with neighboring communities and state and federal agencies. Fostering improved alliances will be critical to advancing the recommendations contained within the Master Plan. Perhaps one of the best ways to respond to issues between units and layers of government is through local and regional cooperation. Grand Rapids is served by three such organizations. They are the Grand Valley Metro Council (GVMC), the West Michigan Regional Planning Commission, and the Urban Redevelopment Council of the Right Place Program. In 1994 the Grand Valley Metro Council released the Metropolitan Development Blueprint report which recommended redirecting growth and development in compact centers of economic activity and livable communities framed by a network of greenways and open lands. Blueprint strategies included: • complete an inventory of natural assets; • design a transit system based on Blueprint concepts; • define current employment centers/locate future centers; • review water/sewer utility services and the way they serve land use patterns; • devise ways to encourage compact/livable communities; • create sub-regional alliances to address issues. Three additional goals have recently been added. Collectively referred to as "Blueprint 11," they are: • produce a voluntary regional planning process that functions at the local level; • Page 170 • • promote Blueprint principles within the local political process; • equip metropolitan communities with effective tools for evaluating regional decision-making. It is recommended that the GVMC in association with the West Michigan Strategic Alliance (WMSA) work in concert to champion regional "Smart Growth" initiatives, which respond to the impacts of sprawl. 4 12.2.12 .. Economic Summit The future success of Grand Rapids is not only tied to regional land use planning issues, but to maintaining regional economic vitality. In 2000, the Michigan Economic Development Corporation released the results of a study prepared by the Anderson Economic Group pertaining to business climate and site selection criteria - tax rates, fees, regulatory burdens, utility costs, wages, business costs and other government burdens. Grand Rapids ranked No. 1 in terms of profitability for manufacturing and service firms. It is recommended that community leaders continue to address these and other criteria by holding an annual Economic Summit to address on-going regional issues affecting private investment divisions. The Right Place Program, the Urban Redevelopment Council and Sustainable Business Forum (along with other interested stakeholders) might champion the event. Its design should incorporate an extensive outreach effort to involve neighborhood organizations and businesses that mirror the process used to create the Master Plan. An example model they should consider is an annual economic forum designed by the Southern Wayne County (Michigan) Chamber of Commerce. 5 llu: WMSA I:,, a v,)lumccr collaborn tivc effort by local gcwt:rnmen~, businesses, insti tu tio n~, :rnd rrivarc citizens, C!itahlished in 1996 an<l created to develop a 25-ycar &tr.iregic vh;ion (or Wc.-;remMichiga n. Th it- proct:SS, called the "C~)mm()n Fra mework" i:i inrenJcd to lay rhe gmun<lw(,rk for th¢ ,ercater G rand Rapids, Muskegon, G r~nd Haven and I lo llanJ area to plan as a regio n . ~ The &>urhern Wayne County economic fon;m called the Dow 1lriverSummit. i!> a i.rrnt~ k plann ing process involving the public anJ pri\>atc secron; directed toward iJ entifying crirical comm unity net.-xlt) and finding the resources ncce86:uy co achieve them. Four working committees have been formed to focus t)n Quality of Life, Wo rkforce Developmcnr, Eco nomic Dcvd opmenr, and lnfrastructure i..ssu('.:j;. -1 �12~3 - Overcoming Barriers to Implementation Institutional barriers may limit the effectiveness of plan implementation. The Grand Rapids community is well positioned to meet these challenges in the years ahead, provided it commits itself to the recommendations of the Master Plan. Building Government Trust The Master Plan has been drafted based upon a model of public collaboration. Additional information and outreach efforts are planned as an Action Plan implementation strategy to build public trust and a commitment to meet planning objectives. Complexity of Interests A robust community such as Grand Rapids has many public agencies and private organizations with competing priorities, responsibilities and viewpoints. Advocates also bring diverse viewpoints to important community decisions. Grand Rapids has an established infrastructure of neighborhood and business organizations, regional councils and a history of joint decision-making that has recently produced dramatic results. These include, for example: • collaboration between the City, Grand Rapids Township and Plainfield Township in planning for the future of the East Beltline corridor; • regular participation of neighborhood and civic organizations and regional agencies in important land use decisions; • collaboration between the cities of Grand Rapids and Walker in exploring the potential for a sustainable business park in the industrial area located west of US-131 and south of 1-96; • participation in regional transit planning and operations through the Interurban Transit Partnership (ITP); • participation in the GVMC's Urban Metro Committee to develop a subregional plan; and • participation in GVMC's Metropolitan Transportation Planning Committee's activities as the designated Metropolitan Planning Organization. Building upon these achievements by initiating a Regional Growth Management Program and Economic Summit will be critical to the Plan's success. Communities Must do More with Less This former railroad bridge was converted for pedestriart use ove,· the Grand Ri<ier in Downtown Grand Rapids. Communities can no longer rely on state and federal governments as major funding sources. Faced with unfunded mandates and a shrinking labor force, local governments find they must compete with more attractive private sector positions in finding and retaining qualified personnel. Thus, less money and fewer people are available to carry through on plan implementation activities. In response, regional funding options and publicprivate partnerships are being pursued with increased vigor to carry out planning objectives. Continued conversation in this regard through a forum of an annual Economic Summit will help to focus dollars where they are most needed. • Page 171 • Plan Grand Rapids • Implementation - Chapter 12 �Tyranny of Urgency The accelerated pace of society and the growing diverse demands of constituency groups often traps local officials into spending their time solely "putting out fires," not on long-range planning needs. This can lead to a feeling of frustration over not being able to meet long-term goals and gain a sense of accomplishment. The City Department and Program Action Priorities implementation strategy addresses this predicament directly by linking the city's 3-Year Strategic Plan with master planning efforts. Lack of Technical Capacity While traditional households with school age children no longer comprise the majority of the households in the City of Grand Rapids, the goals of the Master Plan cannot be fully realized unless parents with school age children perceive viable education options in the city. The Master Plan has emphasized the importance of urban design as a critical factor in the development of Grand Rapids. The Action Plan recommends that GVMC explore the potential of establishing a Design Assistance Center and Design Guidelines Workbook to increase the technical capacity of the metropolitan region to respond to future design issues facing the community. Leveling the Playing Field Often, governmental policies do not support the efforts of local communities to remain competitive or to enact local regulations designed to preserve local community values. Research shows that many polocies adopted since World War II at the federal, state, and county level have created a system of overt and hidden subsidies whereby urban communities subsidize suburban communities. The Action Plan recommends new state legislation be enacted that contributes to growth management and affordable housing supply efforts. Chapter 12 - Implementation • Plan Grand Rapids • Page 172 • Balancing Individual Property Rights with Community Interests and Goals The essence of community, especially urban community, is that the best life for all is achieved when individual rights are balanced with the interests of the community. Aristotle taught that the individual could not reach his or her highest development outside a relationship to the city. Rigid ideological commitments to individual rights at the expense of the community, or the other way around, will impede the implementation of the plan. A balance must be sought. "... we must turn to the first question of political philosophy: ls it the role of government to promote individual rights while defending the common good, or to promote the common good while defending individual rights?" From Suburban Nation: The Rise and the Decline of the American Dream Schools While traditional households with school age children no longer comprise the majority of the households in the City of Grand Rapids, the goals of the Master Plan cannot be fully realized unless parents with school age children perceive viable education options in the city. Charter schools and parochial schools can supply this need to a point, but a thriving public school system is an essential criterion for full implementation of the Plan. The crisis of the urban public school is not unique to Grand Rapids. The city must be accountable to working in concert with the public schools to realize the goals of the Plan. At the same time, the city and its citizens must demand accountability from the school administration, unions, parents and students. The Action Plan recognizes the importance of monitoring the consequences (anticipated or unintended) of interrelated actions by prescribing that a formal Master Plan evaluation process be adopted as an on-going practice of the city. �City Staff Coordination It is essential to involve city staff at all levels to understand and implement the Master Plan. Day-today cooperation among city officials is essential to its success. The Action Plan advocates that formal coordinated points of information exchange continue through the CIP process, the strategic planning process, and the on-going review of city policies that support the Master Plan. Misperceptions and Prejudice Race and socioeconomic status continue to influence personal property investment decisions and affect locational choices for industry and home ownership. A critical Action Plan activity is information and outreach. This on-going activity of Master Plan education can help to reinvigorate a decision-making process based on shared interests and common issues of concern. Auto State Some of the recommendations of the Plan, such as viable transportation choices and traffic calming could be perceived as a challenge to the automobile. This perception is not necessarily reality. There is a growing recognition that sole reliance on the automobile as a transportation option is not a sustainable strategy for the future of a city like Grand Rapids The Action Plan recommends that we make the case that viable transportation options are a contribution to the long term economic viability of the region through fixed-route transit planning. • Page 173 • Plan Grand Rapids • Implementation - Chapter 12 �", -,. ~ . ,, , ~ , ~ ,,. ~ • ~ ~ ~ ~ • Glossary ~ •' t t • t t, ~ J l ~ ~ ~ , ~ ► • Page 175 • Plan Grand Rapids • Glossary �,, ,, , ,, ,, , f: , ~ '' ' ' •' ' '• t •' ' • ►1 • • • • Glossary of Planning • Board of Zoning Appeals: (Zoning Appeals Board) • lems in addition to the symptoms, resulting in a more An official board whose principle duties are to hear efficient use of resources. appeals and, where appropriate, grant variances from Community Resource Team (CRT): TI1ere are three the strict application of the zoning ordinance. Area-Specific Plan: These plans provide a finer grain Community Resource Teams for the city these are: of analysis than a citywide Master Plan and may be Brownfield: Brownfields are abandoned, idled or North/West; Central; and South. These interdepartprepared for a block, a neighborhood, a business underused industrial and commercial facilities where mental teams are charged with the responsibility of district or a larger area. They may be undertaken in expansion or redevelopment is complicated by real implementing community-oriented government in response to a development proposal or as a proacor perceived environmental contamination. The Grand Rapids. tive planning study. Area-specific plans establish a definition is broad and can cover an entire indusConnectivity: The way in which individual developspecific mix of uses and building types, roadway aligntrial zone or a single abandoned building, a massive ments and uses are physically linked together within ments, design treatments and necessary public fahazardous waste dump or spillage from a corner dry the larger fabric of a city. Most often refers to the cilities and amenities needed to make a cleaning shop. network of streets and blocks and the way in which neighborhood a success. Standards and guidelines Business Improvement District (BID): A special disthey encourage or discourage walkability and conthat ensure continuity with the valued characteristrict established to provide services to a business discentrate or distribute traffic. Other examples of contics of existing development to be retailed are also trict that go beyond the level of services provided by nectivity include: the availability and location of provided. the local government. These services often include transit routes and stops, bike routes, and other offAuto-Oriented: Commercial development along maextra maintenance, improved street lighting or beaustreet pathway. jor arterial(s) and in other suburban style shopping tification, promotional activities and special events. Core (of a Mixed-Use Center): A mixed-use area that centers that gives little recognition to the needs of About 1,200 BIDs have been established in cities includes: shops, services, offices, restaurants, enterthe pedestrian, cyclist and transit users. Some other throughout North America. At least a part of the tainment, civic and residential uses in buildings that characteristics of auto-oriented development include funding for a BID is usually raised through special are oriented to the street. Mixed-use cores also inlarge parking lots located between commercial buildassessments, a fee paid in addition to the property clude transit stops, public spaces for shared activiings and the street, signs scaled to catch motorist taxes paid to support regular city services. ties, a connected street system that defines small attention and multiple driveway curb cuts that can Commercial Land Use: Activity involving the sale blocks designed for walkability, with linkages to surcreate safety conflicts. of oaoods and services carried out for profit. Comrounding neighborhoods. A range of housing types Best Management Practices (BMP): With respect mercial uses may be small in scale, such as a corner for people of different incomes is encouraged. to stormwater management, BMP are methods to store, or may be as large as a regional shopping mall Cores and Connectors: A strategy for strengthening control and minimize the adverse impacts of develand vary in intensity. Other uses typically considTraditional Business Areas by concentrating retail opment and redevelopment through the application ered as commercial include: retail shops, restaurants, uses in mixed-use cores to create shopping destina(or prohibition) of construction, maintenance or hotels, entertainment, offices and a range of personal tions linked by connectors of higher density housmanagerial practices to prevent or reduce the release and professional services. ing and residentially scaled office (with possible first of pollutants into streams, creeks and watersheds. Community Oriented Government (COG): COG floor retail) that increase the population density Block Face: The abutting properties on one side of strives to form partnerships that are developed in within walking distance of the core(s). a street between the two nearest intersecting or inthe community to provide a mechanism for proacDay-Lighting: The opening of creeks, rivers and tercepting streets, or nearest intersecting or intercepttive identification of issues and the dedication of other water courses that may be covered, or subing street and railroad right-of-way, unsubdivided resources to address problems. The focusing of enmerged underground. land, watercourse or city boundary. ergy and resources to address root causes of prob- and Land Use Terms ~ ~ ►- • Page 177 • Plan Grand Rapids • Glossary �Development Center: City consolidated service center which brings together staff from Building Inspection, Engineering, Planning, and Zoning to more efficiently and effectively meet the needs of developers, builders and trades people. Downtown: The largest, most intensively developed, mixed-use center witl1in the Grand Rapids region, containing government offices, service uses, professional, cultural, recreational, entertainment, residential, hotel and retail uses. Downtown Development Authority (DDA): A public authority established in 1979 to promote development and fund improvements in Downtown Grand Rapids. Most funds come to the ODA through tax increment financing. Many of the significant improvements completed in Downtown over the past 20 years have been completed with the support of the ODA, including Plaza Towers, Grand River Walkways, Monroe Center Improvements and the VanAndel Arena. Downtown Improvement District (DID): A Business Improvement District established for Downtown Grand Rapids in October 2000 and initiating activities in spring 2001. The DID provides maintenance and beautification, promotions and communications, special events and neighborhood development services. Economic Development Team: Members of the City of Grand Rapids staff that deal with economic promotion, job creation and business retention in the city as well as the management and disposition of city-owned property. Edge (of a Mixed-Use Center): The portion of a mixed-use area located adjacent to an existing single family neighborhood that creates a transition in residential densities and building scale. Glossary • Plan Grand Rapids Fixed Guideway Investment: An investment in a mass transit facility which utilizes and occupies a separate right-of-way for the exclusive use of mass transit and other high occupancy vehicles. Future Land Use Classifications (as used in the Master Plan): • Low-Density Residential - An area designated for housing developed at a density of 1 to 4.9 dwelling units per gross acre. • Medium-Low-Density Residential - An area designated for housing developed at a density of 5 to 9.9 dwelling units pre gross acre. • Medium-Density Residential - An area designated for housing developed at a density of 10 to 14.9 dwelling units per gross acre. • High-Density Residential - An area designated for housing developed at a density of 15 and more dwelling units per gross acre (14 to 20 units per gross acre desired witl1 40 units per gross acre the absolute maximum). • Commercial - An area designated for retail business or service establishments that supply commodities or perform services. Any activity involving the sale of goods or services carried out for profit, including for example, retail shops, restaurants, hotels, entertainment, offices and a range of personal and professional services. • Downtown - The regional mixed-use center of the Grand Rapids metropolitan area; containing government offices, service uses, professional, cultural, recreational, entertainment, residential, hotel and retail uses. • Office - A sub-category of commercial land use, designated for the conduct of the affairs of a business, profession, service, industry, or • Page 178 • government in buildings generally furnished with desk, tables, files and communication equipment. • Industrial - An area designated for tl1e manufacturing, compounding, assemblage or treatment of articles or materials. • Institutional - An area designated for for-profit and nonprofit, religious or public use, such as a church, library, public or private school or college, hospital; or a government owned or operated building, structure, or land used for public purpose. • Mixed-Use - An area designated for the development of a combination of complementary and integrated uses; such as, but not limited to, residential, office, manufacturing, retail, public or entertainment, in a compact urban form. • Traditional Business Area - Typically located along transit routes, TBA areas are designated for a mix of civic and retail uses at street level, with apartments and/or offices on the upper floors of multi-story buildings. A TBA generally has structures that are built on tl1e front property line and have shared side walls (or are built with minimal side yard setbacks). The buildings are typically 2 -3 stori.es in height and sit on relatively narrow lots. Off-street parking is limited or located to the rear of the building. As a result, TBAs create a human-scale and pedestrian-friendly environment where retail, jobs and services are available within easy walking distance from many homes. • Parks/Green Space - A tract of land, designed and used by the public for active and passive recreation. �Future Land Use Descriptions: The portion of the Master Plan that describes planned land uses and areas for change. The descriptions illustrate what types of land uses are appropriate within a given geographic area, points for consideration, and desired outcomes for the future. The text describes the Future Land Use Map, and supersedes the map in instances where clarification or interpretation is required. Grand Valley Metro Council (GVMC): The Grand Valley Metropolitan Council (GVMC) is an alliance of governmental units in the Grand Rapids, Michigan metropolitan area that plans for growth and development to improve the quality of life and coordinate governmental services. The GVMC is also the designated Metropolitan Planning Organization (MPO) for transportation programs in the Grand Rapids area. Grandfathered: A use, building or structure which does not conform to the use and/ or dimensional standards of the zoning ordinance but which existed prior to the effective date of the ordinance, or amendment thereto. Such use shall be considered a nonconforming use or structure for purposes of the ordinance. Greenfield: Greenfields are undeveloped properties where new development is proposed or occurring. Typically, greenfield sites are active or idle farmland with limited development restrictions or site constraints that allow for cheaper, quicker development than in a previously developed location. Heavy Industrial: Business activities that tend to generate more noise, dust, odors, and/ or glare than a general commercial or light industrial use. Examples include: concrete manufacture, asphalt manufacture, chemical manufacture, plastics manufacture, soap manufacture, heavy construction contractors and equipment and materials storage, processing of junk; i.e. salvage yard, foundry and metal process and stamping fabrication. Historic District: An area or group of areas not necessarily having continuous boundaries, that contains one significant historic resource or a group of resources that are related by history, architecture, archaeology, engineering, or culture. Historic Preservation: The identification, evaluation, establishment, and protection of resources significant in history, architecture, archaeology, engineering or culture. Historic Resource: A publicly or privately owned building, structure, site, object, feature or open space that is significant in the history, architecture, archaeology, engineering or culture of the State, a community or the United States. Impervious Surface: Any material that prevents absorption of stormwater into the ground. Infill Development: The development of new housing or other buildings/uses on scattered vacant sites in a built-up area. Inner Ring (of a Mixed-Use Centerh The portion of a village or sub-regional mixed-use area located between the "core" and "edge" zones. Uses within this inner ring may include medium and high-density residential developments, larger footprint retail uses (i.e. a grocery store or cinema), larger freestanding office buildings, other work places with a high employee to floor ratio (including technology and certain light industrial uses), medical clinics, schools and churches. Institutional Land Use: A nonprofit, religious, or public use, such as a church, library, public or private school, hospital, or government owned or operated building, structure or land used for public purpose. • Page 179 • Interurban Transit Partnership (ITP): Formerly the Grand Rapids Area Transit Authority (GRATA), formed in January 2000 by the cities of Grand Rapids, East Grand Rapids, Grandville, Kentwood, Walker and Wyoming under the Act 196 of the Public Acts of the State of Michigan. Commonly known as "The Rapid." The lTP was formed to allow for the expansion of public transit in the Greater Grand Rapids area. Land Uses: The purpose to which a parcel of land is being put. Examples of uses include: residential, commercial, industrial and recreational. Light Industrial Land Use: Industrial uses that meet the performance standards, bulk controls and other requirements established in an ordinance. These uses are generally defined in terms of intensity and impact, with light industrial uses being more intensive than most commercial uses, but less intensive than heavy industrial. Master Plan: A comprehensive, long-range guide for the future growth and physical development of a community. State enabling act requires a valid zoning ordinance to be based on an adopted master plan. The purpose of the plan is to promote public health, safety and general welfare, as well as quality of life. Master Plan Committee: Citizen committee of 31 individuals appointed by the Mayor representing diverse interests to oversee the Master Plan process. The Committee will report its recommendations for the Master Plan to the City of Grand Rapids Planning Commission. Mixed-Use: The combination of different types of land uses such as residential, commercial, office, industrial and/ or institutional into one building, area or project. Mixed-use redevelopment promotes comprehensive revitalization through retention or addition of housing, services and jobs. Plan Grand Rapids • Glossary �Mixed-Use Centers (see earlier definition(s) - A mixed-use area that includes: shops, services, offices, restaurants, entertainment, civic and residential uses in buildings that are oriented to the street. Mixeduse cores also include transit stops, public spaces for shared activities, a connected street system that defines small blocks designed for walkability, with linkages to surrounding neighborhoods. A range of housing types for people of different incomes is encouraged. Nonconforming Use: A structure or use that is not permitted in the zoning district in which it is located, but which is permitted to continue with restrictions because the structure or use predates the designation of the zone. Natural Features (Systems): Land forms (hilltop, slope, valley); rivers, creeks, wetlands and natural vegetation are examples of natural systems that can be incorporated in - rather than erased by - development to preserve what is unique about an area and to maintain a visible connection to the natural environment. Regional Mixed-Use Center: See Downtown Natural Infiltration: The absorption of stormwater runoff into the ground. Neighborhood Business District: A business district that provides goods and services to meet the daily needs of the immediate neighborhood. Neighborhood Business Specialists Program (NBSP): City program that has assigned specialists specifically to service the needs of the city's neighborhood business areas and associations. Neighborhood Mixed-Use Center: A pedestrian.oriented, mixed-use development, located on a transit line, that serves as the focus of a single neighborhood or several neighborhoods. Neighborhood Plan: (see Area-Specific Plan) New Urbanism: A movement to build and rebuild communities on a human scale - with interconnected streets, homes with porches, pedestrian friendly traffic patterns, shared open spaces and green ways, local retail businesses that are near hous- Glossary • Plan Grand Rapids ing and services and construction practices that are environmentally sensitive. Planning Commission: Body of 9 members appointed by the Mayor. The Planning Commission is responsible for overseeing the physical development of the community and formal adoption of the Master Plan. Renaissance Zone: The Michigan Renaissance Zone Act was created by the State of Michigan in order to foster economic opportunities; facilitate economic development; stimulate industrial, commercial and residential improvements; and prevent physical and infrastructure deterioration of certain geographical areas in Michigan. In Grand Rapids the Renaissance Zone is composed of several distressed and blighted industrial and commercial areas within the core city. There are few residences within the Grand Rapids Renaissance Zone. Qualified businesses or residents in the Renaissance Zone are relieved from payment of state and city income taxes as well payment of most property taxes. Residential Land Use: A building or parcel of land used for housing. This can include detached onefamily housing units, or multifamily arrangements including two units; three or more units; apartments, condos, etc. Right-of-Way: Most commonly the dedication ofland on which a road or railroad is located and on which passage is permitted. • Page 180 • River Edges Plan: Adopted in 1981 by the Planning Commission. The Grand River Edges Plan helped to raise public awareness and support for increasing and improving public access to, and improvement of, Grand Rapids riverfront areas. Scale: Refers to bow the dimensions of a structure relate to the dimensions of any adjacent structures. Building proportions (length to width to height) should be compatible with surrounding buildings. Building height should be compatible with adjacent structures, especially on the street frontage and at neighborhood edges. The overall form of a building is also important in evaluating the compatibility of new structures. Site Details: Refers to any enhancement, or special features to a site that increases lighting, visibility, aesthetics, or security. Site details may include lighting, signs, fencing, screening walls, special paving, or awning can help to create a clear identity, visual interest and a sense of human scale. To be effective in promoting compatibility, the choice of site detail elements and the way in which they are used should be coordinated. Smart Zone: A zone intended to stimulate the growth of technology-based businesses and jobs by aiding in the creation of recognized clusters of new and emerging businesses, those primarily focused on commercializing ideas, patents, and other opportunities surrounding university or private research institute R&D efforts. SmartZones are allowed to capture the growth in property taxes within the boundaries of the zone for use within the zone. All the local property taxes may be captured, and up to 50 percent of school operating taxes may be captured for up to 15 years. �Streetscape: The distinguishing character of a particular street, within the public right-of-way and the adjacent public space extending along both sides of a street, including paving materials, landscaping, sidewalks, parkways, lighting, street furniture and signage. Street Classification Policy - 1996: A report providing standards and guidelines for how city streets should be used, designed and improved to balance the needs of meeting vehicular travel demand and providing a quality neighborhood environment. Sub-Regional Mixed-Use Center: A pedestrian-oriented, mixed-use development, located on a high frequency service or express transit route, that serves a sub-area of the city (several "villages") and may also serve areas outside the city. Tax Increment Financing (TIF): A financing plan to support development of underutilized private properties by capturing a portion of the property tax within a district to fund improvements in the district. When a TIP is established, an existing property tax base is established and all base taxes continue to be collected and transmitted to various government units. As the district develops, the property taxes collected on the increase in tax value for the district (the "tax increment") is transmitted to the authority and used to pay for specific improvements in the area. The Right Place Program: The Right Place Program works with area business and community leaders to ensure the economic prosperity of greater Grand Rapids. Services are aimed at retaining and expanding local businesses, as well as attracting new businesses to our community. The Right Place Program works with affiliate service, educational and economic development organizations to serve manufacturers throughout West Michigan and serves as staff to the Urban Redevelopment Council. Traditional Business Area (TBA): Typically located along transit routes, TBAs included a mix of civic and retail uses at street level, with apartments and/ or offices on the upper floors of multi-story buildings. TBAs have structures that are built on the front property line with shared sidewalls (or minimal side yard setbacks). The buildings are typically 2-3 stories in height and sit on relatively narrow lots. Off street parking is limited or located to the rear of the building. As a result, TBAs create a human-scale and pedestrian-friendly environment where retail, jobs and services are available within easy walking distance from many homes. Traditional Business District: A zoning classification for business districts offering goods and services that meet the daily needs of the neighborhood and other uses that are compatible with adjoining uses. The district's intent is to protect the traditional character of the business area (i.e. existing commercial structures and lots, including its residential components) and to encourage pedestrian access to and within the business area. Traffic Calming: Techniques that slow traffic speed to improve the quality of life in neighborhoods and business districts. Examples include: narrower roadways, on-street parking buffers, green barriers, broader crosswalks, roundabouts and speed bumps. Transit: The movement of people by public conveyance in a high occupancy vehicle, including busses, carpool or vanpools, light rail, streetcars and trains. Transit Oriented Development (TOD): Mixed-use, higher density development centered on existing or new transit lines that are also designed to create an environment that encourages walking and cycling. Transit-oriented development locates people near transit shopping and services to decrease dependence on driving. The purposes of TOD are to reduce the use of single-occupant vehicles by increasing the • Page 181 • number of times people walk, bicycle, carpool, vanpool, or take transit. Transitions and Edges: The way different kinds of land uses and development densities relate to one another. In general, gradual transitions in intensity and scale are more compatible than abrupt changes. Incremental changes in density and building scale (height and mass) soften changes in land use and create a more harmonious blend. In some instances, open spaces and landscaping can establish acceptable buffers between developments that are dissimilar in intensity and function. Typologies: The study, or systematic classification of buildings or neighborhoods by type, age or style. Urban Business District: A zoning classification for a general commercial district that contains uses, which include the sale of commodities or performance of service for several neighborhoods. The district may also allow certain other uses that are appropriate to the physical design of the existing buildings and are compatible with adjoining uses. The district's intent is to protect the traditional character of the business area and to encourage pedestrian access to and within the business area. Urban Redevelopment Council: A council whose vision is to make the City of Grand Rapids the strong "heart" of a strong West Michigan region. The Council advises the city and the Right Place program on strategies to promote business retention, expansion and attraction activities in the city through the productive reuse of land and buildings, while strengthening the collaboration between the city and other units of government in the region. Plan Grand Rapids • Glossary �Variance: A departure from the provisions of a zoning ordinance relating to setbacks, side yards, frontage requirements and lot size that, if applied to a specific lot, would significantly interfere with the use of the property and cause hardship. Village Mixed-Use Center: A pedestrian-oriented, mixed-use development, located on a high frequency service transit route, that serves several neighborhoods. Voices & Visions: Adopted by the Planning Commission as the Master Plan for Downtown in 1993, this document is a summary report to the community from Voices & Visions: Community Planning for Downtown. Walkable: A combination of land use planning and urban design characteristics that exist or are created in an area that allow and encourage walking as an alternative to driving. Zoning: An important tool used in shaping and forming community growth and redevelopment in a manner consistent with the master plan. It regulates various aspects of how land may be used. Zoning Classification: The name given to types of zones such as single family residential, rural residential, agricultural, regional shopping, neighborhood shopping, office, industrial, etc. Zoning Ordinance: A zoning ordinance consists of two parts - the district map and the written text. The text sets out the purpose, use and district regulations for each district, the standards for special land uses and for general administration. The zoning map graphically illustrates the zones or districts into which all of the land within the community is classified. Glossary • Plan Grand Rapids • Page 182 • �t ' t t t t t t t t t t t •t t t t Index t t - ---- - - - - ------- • Page 183 • Plan Grand Rapids • Index �Index Brownfields ....................................... 64, 66, 67, 108, 177 Business See also: Traditional Business Areas, Vital Busine,;s Districts, A Commercial A City in Balance with Nature .. .................. 24, 103-108 Objectives and Policies ........................................... 108 A City that Enriches Our Lives .. .. .. .. .. .. .. .. .. .. . 24, 89-102 Objectives and Policies ..................................... 100-102 A Strong Economy ............................................ 24, 63-74 Objectives and Policies ......................................... 72-74 Accessory Apartments .................................... 35, 43, 140 Action Plan ........................................................... 158-170 Action Plan Theme Comparison .................... 167, 168 Short-Term Implementation Action Plan ....... 160, 161 Alleys See also: Ba/,,nced Transportation. Streets Associations .................................. 10, 44, 45, 112, 116 Importance ................................................... 64, 66, 67 Improvement District .............................................. 177 Retention ............................................................. 31, 60 Scale .................................................................... 39, 50 Vitality ...................................................................... 49 Butterworth Landfill ....... ,........................ 69, 72, 98, 100 C Capital Improvements Program .................. 159, 161, 165 Character See Devewpment Character, Neighborhood Types Use ......... .................................... 34, 35, 37, 43, 45, 87 Improvement of ............................................ 30, 45, 86 Area-Specific Plans .. .. .. .. ........... .... .. .. ......... ......... 151-156 Action Plan ............. ,.............. ,.............. ,.......... 161, 164 Adoption ................................................................. 155 Coordination ................................ 44, 61, 94, 114, 152 Elements ................................ ,................................ 154 Purpose ..................................................... 25, 152, 177 Use of... .......................................... 40, 43, 72, 96, 152 Architecture ............................................... 37, 51, 60, 101 Articulation ................................ 125, 129, 133, 134, 143 Associations See Business. Neighborhood Automobile Access ................................................ 51, 119 See also: Aut<>-Oriented Commercial Auto-Oriented Commercial ........................ 18, 37-39, 51, 59-61, 135, 136, 177 B Charrette Process ....................................................... 153 Churches See also: Pedestrian, Walkabilir:y, Transportation Demand Management Connections ........................... 54, 87, 95, 96, 100, Design for ................ 37, 42, 45, 61, 71, 78, 80-87, Plans ........................................................ 115, 160, Routes ................................ 78, 84, 85, 87, 92, 95, 127 127 163 100 Design Assistance Center ........................... 158, 161, 164 Development Character ............... 3, 18, 25, 37, 117-150 Density ......................................................... 32-40, 43, 44 See also: Residential Density Development Guidelines See Development Character Development Objectives for All Mixed-Use Areas ....... 37 Diversity .................................................... 29, 44, 98, ll6 Downtown See also: Mixed.Use Areas, Voices & Visions, Downtown and Near Downtown ln.stitutional Mixed.Use Areas Definition ............................................................... 178 Mixed Use Area ...... .......................... 36, 38, 50-53, 56, 60, 69-73, 126, 137 Vision ............................... ................................... 48, 52 Downtown and Near Downtown Institutional Mixed-Use Areas ................... 38, 50, 69, 73 See Institutions E Collaboration See Partnerships Commercial See also: Land Use, Retail, Office, Aiit<>-Oriented Commercial, Traditional Business Areas Development .................................... 51, 53, 61, 73, 86 Mixed-Use Areas ................................ .... . 36, 38, 51, 61 Retail Management .................................................. 55 Retail Market Demand ............................................. 55 Types and Scale .................................................. 39, 50 Community Font ms .................................................................... 8, 9 Gardens ................................................ 96, 98, 99, 101 Oriented Government .................................... 152, 177 Participation ...................................... v-xii, 7-10, 20, 22 See also: Visions Balanced Transportation ............... 15, 17, 24, 37, 75-88 Objectives and Policies ........................................ 86-88 Barriers to Implementation ................................. 171-17 3 Best Management Practices ................................. 108, 177 Bicycle(s) D Policing ............................................................... 40, 41 Profile ................................................. ............. ... ...... 12 Concept Plan ............................................................ 14-17 Connectivity ...................................... 123, 127, 130, 132, 135, 137, 146, 177 Context and Compatibility .......................... 36, 119, 120 Core (of a Mixed-Use Center) ....... 37-39, 55-58, 60, 177 Corridor Residential and Traditional Business Area Connectors (of a Mixed-Use Area) .................. 38, 55, 60 • Page 185 • East Beltline ..................... 61, 82, 86, 113, 152, 155, 171 Economic Development ............................... 3, 5, 64, 68, 72, 73, 80, 161, 170 See also: P1<blic lm>estment, Incentives Economic Summit ...................................... 159, 161, 170 Economy See A Strong Economy Edge (of a Mixed-Use Center) ........................ 39, 58, 178 Education See Schools Environmentally Sensitive Lands ....................... 106-108, 115, 160, 163 Emergency Vehicles ................................................ 80, 87 F Figures ............................. ................................... ,........... ix Future Land Use Classifications ..................................... 22, 23, 178, 179 Descriptive Recommendations See also: Objecti••es and Policies Commercial, Industrial and Institutional Uses .............. 53, 55, 67-71, 79, 92, 93 Mixed-Use Neighborhood, Village and Sub-Regional Centers ................. 56-59, 79, 137 Plan Grand Rapids • Index �Future Land Use (continued) Descriptive Recommendations Residential ........................................... 32-39, 61, 79 Riverfront ................... ...................................... 92-95 Future Land Use Map ............................................... 21 Regional ................................................................... 114 G Gateways ................................................... 68, 82, 87, 101 Glossary ................................................................ 175-182 Grand Rapids, City of City Commission ........ .......................... iii, 2, 155, 159 City Departments (Action Plan) .... 158, 160, 162, 163 City Planning Commission ..................... iii, 2, 20, 180 Grand River ................ 16, 17, 65, 68, 72, 90, 92-98, 100 Grand River Edges Plan ................................. 92, 94, 180 Grand Valley Metropolitan Council ...... 12, 78, 84, 106, 113, 161, 162, 170, 171, 179 Great Neighborhoods ........................... 15, 17, 24, 27-46 Objectives and Policies ........................................ 43-46 Green Space .............................. 90, 96, 98, 145-150, 178 See also: Open Space, Open Space Framework, Greenways, Parks and Recreation, Trail System Greenway (s) ............................................ 94-97, 107, 108 Growth Management Program ................... 159, 161, 170 Guiding Principles ..................................................... 4, 5 Guidelines Workbook ................................. 159, 161, 169 H Hannover Principles .............................................. 5, 105 Highways .................................................... 67, 82, 83, 87 Historic Preservation ....... 37, 40, 43, 101, 160, 163, 179 Home Ownership ...................................... 29, 40, 41, 44 Housing See also: Density, Neighborhood Types. Residential Density Affordable ............................... 29, 32, 36, 44, 113, 115 Choice ............................... 5, 11, 28, 29, 31, 32, 43, 44 Quality .............................................. 29, 40, 41, 43, 44 I lmplementation ......................................... 3, 25, 157-174 Incentives .......................................................... 61, 66, 73 See also: Public Investment Index • Plan Grand Rapids Industrial .............................................. 36-38, 53, 66-73, 86, 93, 113, 132, 133, 178, 179 Information and Outreach ................. .. .............. 158-160 Infrastructure ........................... 2, 24, 40, 41, 45, 73, 115 Inner Ring (of a Mixed-Use Center) ......... 39, 57-59, 179 Introduction ............................................................. 1-20 Institutions (al) See also: Downtown and Near Downtown lnstitt<lional Mixed.Use Areas Cooperation ..................................... 4, 24, 44, 70, 116 Definition ........................................................ 178, 179 Expansion ............................................... 36, 44, 70, 71 Future Land Use ............................. 23, 38, 53, 70, 71, 73, 99, 130, 131 Interurban Transit Partnership(lTP) ............. 61, 78, 113, 160, 171, 179 J Jobs ................................................................ 5, 64-71, 73 Action Plan Theme Comparison .................... 167, 168 Adoption of ......................................... ,............... iii, 20 Amendment of ................................................ 155, 168 Committee ..................................................... 4, 20, 179 Contents .................................................... ................ 22 Definition and Purpose ..................... 1, 2, 21, 162, 179 Evaluation of .......................................... 159, 161, 166 Past Plans ........................................................ 4, 30, 92 Process .............................................................. 6-20, 22 Short-Term Implementation Action Plan ....... 160, 161 111emes ......................................... ............................. 24 Materials .................................................... 125, 129, 142 Michigan Street .................................... 17, 40, 44, 82, 87 Millennium Park ............................................ , ............ 100 Mixed-Use ............................................... 15, 17, 178, 179 See also: Mixed.Use Areas. Mixed.Use Centers. Core. Mixed-Use Neighborhoods Mixed-Use Areas Definition ........................................................... 22, 23 See also: Economic Development K L Land Use (Existing) ............................................... 12, 179 See also: Future Land Use Classifications. Office, Commercial, industrial and Institutions, Mixed Use, Parks and Recreation Commercial ....................................................... 53, 177 Industrial ........................................................... 67, 179 Institutional ............... ., ..................................... 70, 179 Residential ........................................................ 32, 180 Landscaping ..................................................... 84, 87, 99, 125, 129, 134, 136, 143, 150 Legacy Trail ........................................................... 95, 100 Legislation .......................... 155, 159, 161, 162, 165, 166 Leonard Street ............................... 17-19, 82, 86, 94, 122 Lifecycle Stages ........................................... 11, 28, 34, 43 M Maps ......................................................... x, 1, 13, 1.6, 21, 33, 79, 80, 85, 94, 95, 97, 106, 111, 112, 114, 120, 152 Master Plan See also: Implementation Action Plan ....................................................... 158-170 • Page 186 • Commercial .................. ................................ 38, 44, 61 Corridor Residential and Traditional Business Area Connectors .............. 38, 44 Downtown and Near Downtown Institutions .................. 38, 50, 69-73 Near Downtown ......................... 38, 50, 53, 60, 69-72 Riverfront ............... 38, 50, 53, 60, 68-72, 92, 93, 100 Development Objectives for All Mixed-Use Areas ..................................... 37, 43, 44 Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas ................. 38, 39 Mixed-Use Centers Definition ............................................. 23, 56- 58, 180 Core ................................................ 39, 56- 58, 60, 177 Edges ........................................................... 39, 58, 178 Inner Ring ............................................. 39, 57-59, 179 Hierarchy of Mixed-Use Centers ........................ 56, 57 Neighborhood, Village and Sub-Regional Centers .................. 39, 50, 56-59, 61, 73, 86, 180, 181 Mixed-Use Neighborhoods ................... 36-39, 69, 70, 72 �N Natural Resource Areas ...................................... 107, 108 Natural Systems ........................................... 124, 147, 180 Nature See A City in Balance with Nature Near Downtown Mixed-Use Areas ........... 38, 50, 53, 60, 69-72 Near West Side ............................ 18, 38, 53, 69, 82, 100 Neighborhood(s) See also: Great Neighborhoods, Housing, Residential Associations ......................................... 10, 44, 111, 116 Characteristics and Preservation Tools/Strategies ....................... 40, 41, 43 Mixed-Use Center .............. 39, 50, 56-59, 73, 86, 180 Opportunities for Change ................................... 12-14 Reinvestment ................................................. 40, 43-45 Types .. ... .......................................... 32-39, 43, 120-122 See also: Pre-Wwld War II Neighborhoods, Post-World War II Neighborhoods and Mixed.Use Neighborhoods Parks and Recreation ............ 45, 49, 91, 96-98, 101, 115 Parks Deficits ...... ................................................... ........ 97 Partnerships ..................................... 3, 4, 24, 29, 44, 45, 61, 101, 108, 109-116, 153 Objectives and Policies .................................... ll5, 116 Pedestrian See also: Walkable, Bicycles Connections ....................... 54, 61, 72, 87, 95, 96, 100 Design for ......................................... 61, 81, 82, 86, 87 Orientation .. ........................................... 51, 54, 73, 76 Performance Standards ................ ........ 36, 37, 51, 70, 93 Placement ............. 37, 125, 128, 131, 133, 135, 141, 148 Plainfield Avenue ....................... 18, 19, 82, 86, 113, 171 Planning Commission See Grand Rapids Population ................... ................. 15, 17, 31, 60, 65, 108 Post-World War 11 Neighborhoods ............. 35, 120, 122, 127-129, 135, 136 See also: Neighborhoods New Urbanism ....................................................... 4, 180 North Monroe ......................... 18, 36, 53, 66, 68, 82, 93 Pre-World War II Neighborhoods .......... 34, 35, 53, 120, 121, 130-134 0 Public Investment ................ 45, 49, 60, 66, 73, 115, 152 See aLso: Ne,ghborhoods Objectives and Policies .. .............................. 43-46, 60-62, 72-74, 86-88, 100-102, 108, 115, 116 Office ............................................................... 23, 38, 39, 45, 58, 60, 128, 130-132, 134, 178 See also: Commercial Open Space ........................................... 2, 17, 24, 37, 38, 69, 72, 92-101, 108, 139, 145 See also: Green SJ,ace Open Space Framework .... ................ 84, 95-97, 100, 107 Orientation .......... 50, 125, 129, 131, 133, 135, 141, 149 Overview ........ ................... ....... ..... ... .......... .............. 21-26 See also: Economic Development, Incentives Public Involvement See Master Plan Process, Partnerships Public Space Organization ........... ..... 124, 127, 130, 132, 139, 147 Purpose, Recommended Uses and Special Considerations for Mixed-Use Areas ..................... 38, 39 Q Quality of Life ........... 2, 5, 24, 30, 66, 72, 77, 92, 96, 98 See also: A City that Enriches Our Lives Parking See also: Trans/1ortation Demand Management Alternatives ........ ..................................... 37, 54, 83, 84 Design .............................................. 37, 49, 60, 81, 83, 84, 125, 128-134, 136, 142, 149 Incentives ........................................ 37, 83, 84, 87, 124 Provision of ............................................. 49-51, 54, 60, 83, 87, 124, 128-134 See also: Land Use, Housing Resource Extraction Areas ........................................... 69 Retail Development ....................... 39, 51, 55, 58, 60, 61 See also: Commercial Right-of-Way ................................................ 145-150, 180 Riverfront Mixed-Use Areas ..................... 38, 50, 53, 60, 68-72, 92, 93, 100 s Safety ........................................................... 30, 45, 81, 86 Scale ................ 37, 50, 125, 128, 131, 133, 140, 148, 180 Schools Facilities ............................................................ 45, 134 Partnership ..... ... ... ................. ......... 30, 45, 65, 73, 98, 99, 101, 104, 116, 172 Sensitive Lands See En11ironmentally Sensitive Lands Seward Avenue ...... ..................... ...................... 18, 82, 86 Sidewalks ...................................................................... 45 Site Details ................ 125, 129, 133, 134, 144, 150, 180 Smart Growth .............................. 3, 5, 24, 103, 163, 170 South Division ......................................... .. 18, 39, 79, 87 Special Studies ....................................................... .. 18, 19 Sprawl ............................. ........... ............ 31, 106, 108, 110 Stormwater ......... ............. ................. 24, 95-108, 145-150 See also: Best Management Practices R p Residential Classifications ..... ....................... ....................... 22, 178 Density(ies) ..................... 22, 32-34, 38, 39, 43, 44, 86 Design .......... ..................................................... 137-144 Future Land Use .............................. 32-34, 39, 43, 44, 59, 69, 79, 86, 108 Residential Densities Map ....................... ................ 33 Types .............................................................. 32-39, 43 Rail Corridors ........................................ .. 67, 68, 72, 115 Recreation See Parks and Recreation Regional Cooperation .............................. 17, 108, 110, 113, 115 Mixed-Use Center .............................. 52, 60, 104, 180 See also: Downtown Systems ................................................... . 100, 113, 115 Renaissance Zone ................................. ,................ 71, 180 • Page 187 • Street Classification Policy ......... 42, 80, 81, 86, 155, 181 Streetscape See Streets Streets See also: Traffic Calming, Gateways, Highways. Parking, Alleys, Streets and Rights-ofWay, Sr:reet Classification Policy Closures ..................................................................... 37 Connectivity ....................... 37, 45, 76, 81, 86, 87, 100 Design .................................... .... 37, 42, 45, 80, 81, 86, 87, 96, 141, 143, 146, 147 Plan Grand Rapids • Index �Streets (continued) Investment ......... .. ...... ............. .......... 45, 60, 61, 86, 87 Maintenance .... ......................... ........ 41, 45, 61, 77, 86 Quality ....... .......... ...... ............................. 30, 4 5, 49, 96 Streets and Rights-of-Way (Design) ......... ............ . 146-150 Sub-Regional Mixed-Use Center ............... 39, 50, 56-59, 73, 86, 181 Sustainabili ty .......... ... ........................ 5, 66, 104-106, 115 SWOT Analysis ................... ....... ......... .......................... 11 T Technology See Public Investment, Tnfrd.stmct1<re Themes ......................................................... 24, 167, 168 Traditional Business Areas See al.so: Core, Corridor Residential and Traditional 81LSiness Area Connectors Definition ......... ...... ........................ .... 23, 53, 178, 181 Design ................................ 44, 49, 53, 55, 61, 127-129 Management ....................................................... 55, 60 Parking ............................................ ........ 50, 54, 60, 81 Vitality ................ ................................................ 49, 60 Traffic Calming ................ 40, 45, 49, 58, 76, 81, 86, 181 Trail System ................... ................. 95, 98, 100, 113, 115 See al.so: Primary Open Space Framework, Parks and Recreation, Green.space Transit See al.so: lntentrban Transit Partnership, Balanced Transportation Future Land Use .... .................... 44, 56, 61, 78, 79, 86 Plan ....................................... ........ ...... 86, 78, 160, 163 Oriented Development .................. 39, 44, 56, 86, 181 Service .................................. 39, 56, 71, 73, 80, 86, 87 Transitions and Edges ................. 73, 123, 127, 130, 132, 135, 138, 146, 181 Transportation See al.so: Balanced Transportation Demand Management ... ..... 37, 71, 73, 83, 84, 87, 124 Orientation ............. .. .... ..................... .......... ........... ... 51 Transportation Framework Non-Motorized Network ................ .. .................. ... ... 85 Streets ..................... .................................................. 80 Transit .............. .. ..................................... .................. 79 28th Street .......................... 18, 19, 39, 44, 59, 61, 79, 87 Typologies ................................................. ................... 181 u West Side Urban Design Vocabulary ..................... .............. 123-125 Urban Redevelopment Council ........................... 71, 181 Uses and Densities ....... .... ........ .. 124, 128, 131, 140, 148 US-131 .................................. ...................... 82, 87, 92, 94 Utilities .................................................................. ... 3, 12 X y V Vacant and Underutilized Land .......................... 146-150 Voices & Visions .............................. ...... 52, 60, 155, 182 Village Center ................... 39, 50, 51, 56-59, 73, 86, 181 Visions ...................................................................... 12-13 A Healthy Downtown .. ...... ................. ..................... 48 Automobile Alternatives .... ....................................... 76 Building on Our Assets ...................................... 65, 90 Business Climate ............................. ......................... 64 City as Center ... .... .. .. .. .. .... ... ... ... ..... ...... ........... .... ... ] 04 Collaboration and Community ..................... ,......... 29 Committed Home Owners, Landlords and Tenants ....................... .............. .. ...... 29 Housing Diversity ............................ ......................... 28 Job Diversity and a Productive Workforce ......... ..... 65 Parks and Recreation ..... ............................................ 91 Quality Education .. .................................................. 30 Quality of Life ........................................................... 30 Sustainability .............. ............................................ 105 The Public Realm .............. ....................................... 49 Urban Heritage ........ .. ............ .................................. 29 Vitality ......... .... ......................................................... 49 Well Designed Street Network .......... .... .................... 77 Working Together ................................................... 110 Vital Business Districts ........... ......................... 24, 47-62 Objectives and Policies ..... ,.................................. 60-62 w Walkable/Walkability See al.so: Pedestrian, Bicycles Conflicts ............. ........... ......................... ..... 51, 54, 119 Definition .... ..... ......... .............. .. ....... .. ......... .. ......... 182 Des ign ......... 37, 42, 45, 51, 60, 61, 71, 81, 86, 87, 119 Safety ................................................. .. .......... 45, 81, 86 Waste Reduction ............................ ............ 104, 105, 108 See al.so: Neigliborhood Types Index • Plan Grand Rapids • Page 188 • See Near West Side z Zoning Ordinance ................................. 22, 158-160, 182 � 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 Grand-Rapids_Master-Plan_2002 Creator An entity primarily responsible for making the resource Grand Rapids Planning Commission, City of Grand Rapids, Kent County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2002-12-10 Title A name given to the resource City of Grand Rapids Master Plan 2002 Description An account of the resource The City of Grand Rapids Master Plan 2002 was prepared by the Grand Rapids Planning Commission and was formally accepted on December 10, 2002. Subject The topic of the resource Master plan reports Grand Rapids (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/e3ef95c1f4e0876cbd41fecb20d7dceb.pdf c699c2dffa90718643bd9a2a341a8ee5 PDF Text Text Grand Blanc · Community MASTER PLAN AND THE HILL ROAD CORRIDOR STUDY Q I 1. I I I I I I I r1--·' \ ., ·< City of Grand Blanc Gand Blanc Charter Township, November 1991 '. �I I I I I I I I I I I I I I I I I I I FROM THE UBRARY OFi e1nnning & Zoning Cer.~er,, Jnc. Community MASTER PLAN ANO THE HILL ROAD CORRIDOR STUDY Charter Township of Grand Blanc Planning Commission Dr. Richard A. Shick, Chairperson Francine Cullari de Sanchez, Vice Chairperson William Bryant Robert Joseph Stanley L. Podolsky Cathy A. Lane Pete L. Griggs Gary J. Piggott Daniel 0. Park Neil Martz, Zoning Administrator ., tf?-. Grand Blanc City Planning Commission James Tomblinson, Chairman Mary Ann Crane, Vice Chairperson Jack Rolfe Jack Kipp Richard T. Craig Paul Galuszka Wallace Morgan Mary Waara Richard Bateson Dennis Smith, Zoning Administrator Special thanks to the Genesee County Community Development Deportment. The preparation of this pion was financed through o grant provided under Title I of the Housing Community Development Act of 1974, as amended: administered by the Genesee County Community Development Program. THE : .. , WBDC ·.: ""~~~ GROUP '. EN~=:.i~ �I • • . • Zoning/Site Plan Provisions should be developed to require the Incorporation of natural features into development plans. high I . Planning Commission City Council Township Board Improve upon design standards for access management, landscaping, architectural quality and signs. high I . Planning Commission City Council Township Board Review zoning ordinance districts to ensure that zoning ordinance reflects the intent of the Master Plan. high I . Planning Commission City Council Township Board Continuation of the Curbside Recycling Program. high I City Council Township Board TIME FRAME: (!) -Immediate = Within Two Years (S)-Short Term= Within Five Years (L)-Long Term= Five to Ten Years (0)-0ngolng - Begin within Two Years-Then Ongoing LEGEND: GCRC MOOT LAWCON CDBG Genesee County Road Commission Michigan Department of Transportation Land and Water Conservation Fund Comrrunity Development Block Grants GBTWP\master.pln\table 16 5 -. .dllllll1' ~ . - -- ... - - - -- - �I I I I I I I I I I I I I I I I I I • ADOPTION This Master Plan represents a joint effort by the Grand Blanc Charter Township and the City of Grand Blanc Planning Commissions. • The City Planning Commission adopted the Master Plan in November 1991. • The Township Planning Commission adopted the Master Plan, including the Hill Road Corridor Plan, in December 1991. �I I I I • •I I • • •I I I I I I I I TABLE OF CONTENTS GRAND BLANC COMMUNI1Y MASTER PLAN Chapter 1 Planning Context .••.••......•.•.•.•... , , , , , , ..... , • , , , , , • . 1 Chapter 2 Natural Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 a. Wetlands ...........•..................................... 10 b. Soils .................................................... 12 c. Slope .................................................... 12 d. Floodplains ............................................... 13 Chapter 3 Community Character ....................................... 15 a. Population Characteristics ........•.....................•..... 15 b. c. Economic Data ............................................ 22 Housing ...........•..................................... 26 Chapter 4 Review of Current Plans and Policies ••...•...•......••••••..•.• 29 Chapter 5 Goals and Objectives •••••••••••••••••..••••••..••••.•..••.. 37 Chapter 6 Future Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ....... 45 a. Existing Development Patterns ..................••............ 47 Future Land Use .•••.....•.••••..............•............ 54 c. Downtown Grand Blanc .........•........................... 63 b. Chapter 7 Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67 a. Traffic Conditions .......................•.•................ 67 b. Existing Road Classification .............•........•........... 70 c. New Roadways ............................................ 83 Chapter 8 Community Facilities •••••••• , •••••••.••.••••..•••.••.•..••• 85 a. Utility Services ............................................ 85 b. Community Facilities ....................................... 87 c. Parks and Recreation .............•.................•....... 88 Chapter 9 Plan Implementation ....................................... 93 �f TABLES la lb 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 Historic Population •..•..................... , , , , , , , , , , . , , , , , , , , , . , 15 Historic Population ............................................... 17 Population Projections •.................................•......•... 17 Population by Age .•.................................•....•••.... 20 Population by Race ••........•.•.............•.•.... , • , ..•..•..•.• 21 Median Household lncon,e ..................... , ...... • , , .......... 22 Household lncon,e Distribution ........................•.•........... 22 Employinent by Industry .•.....•...... , ...........• , .....••....... 23 Employinent by Occupation ...•.•.................................. 24 Percent High School Graduates ............................•......... 24 Housing Characteristics ............................................ 27 Existing Land Use •...........................•....•.............. 49 Existing Land Use .......•........................................ 50 Traffic Counts ................................................... 68 High Accident Locations ............................•.............. 70 Existing Roadway Functional Classification ............................. 72 Master Plan Reconunendations .•......................•...•........ 1-5 MAP SECTION Floodplains and Significant Wetlands . . . . . . . . . . . . . . . . . . . . • . . . • • . . . . . . • . . 105 Steep Slope Areas .•..............................••..........•..... 106 Existing Development Trends .•••......................•..•...•....... 107 Future Land Use .......................................•.......... 108 Future Land Use (Downtown) .•....................•...........•...... 109 Traffic Volumes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 110 Accident Data ..........•.............•........•...•.•...•..•...... 111 Existing Road Classification . . • . . . . . • . . . . . . . . . . . . • . . • . . . . . . . . . . . . . • . . . 112 Conununity Facilities ....•................•...........••.•......•..• 113 Development Suitability ......••..............................•..•... 114 Surrounding Conununities .......•...............•......•.••...••.... 115 l l l l I I I I I I I I I ~ l ~ 1 fl �• • •I I • • • • •I •I I I I I I • CHAPTER1 PLANNING CONTEXT As a community matures, a direction for future development is needed to ensure that its desires regarding growth are translated into action. The intent of this Master Plan is to provide the direction needed by the Grand Blanc Community to look forward to the year 2010. The Grand Blanc City and Township Planning Commissions are responsible for the completion and implementation of a Master Plan. The Master Plan is a guide to be used by the community to help determine the land uses and development policies that will affect the physical development of the community. As a guide, it is not meant to be rigidly enforced; changing conditions will affect the assumptions and directions determined when the Plan was originally devised. But changing conditions do not necessarily mean that the Plan must change. Rather, each Planning Commission must evaluate changes to determine if the Master Plan remains valid. If it determines that is has retained its validity, its precepts should be followed . The Planning Commissions may also amend the plan, as described later in this section. How does the Master Plan affect me? How the Master Plan affects individuals depends on your particular circumstance. H you are a property owner you may have several interests. As a homeowner, you will be interested in the properties in your immediate neighborhood. You may wish to know what land uses are proposed for vacant land in your area, or what road improvements may be proposed, or what new government facilities are planned. As an owner of vacant property you will want to know what land uses are proposed for your property. You may also want to know what utilities are available and what road improvements are proposed. While the future land use map in this Master Plan does not change zoning, it is intended to be used as a guide when considering changes to zoning designations in the future. The Plan will also be used to help direct future amendments to the City and Township zoning ordinances. member of the community you will be interested in the overall concepts of the Plan, as expressed in the Goals and Objectives. These statements will give you an indication of the Planning Commission's view of the community now, and in the future. As a How should I use this Plan? Again, use of the Plan depends on your interest in the future of the community, but generally, there is a process you should follow. Step #1 What land use is proposed for your property, or the area surrounding your property? Grand Blanc Community Master Plan Planning Contut 1 �I l l 1 You will find this information on the Future Land Use Map. Begin by finding the area in which your property is located. In the chapter on Futur~ Land Use there is a discussion covering each of these areas. Find the one that applies to you. In addition to the Future Land Use text, there are various degrees of land use designation within each area. You must also determine what land use designation applies to your property. Step #2 Determine how the Planning Commission views development in your Policy Area. The text of the Future Land Use section will indicate to you the general direction of development within your area; it may be fairly specific, or it may be somewhat general. The text is only meant to provide a general direction to the Planning Commission as to development within the area. Step #3 Determine the meaning of the land use designation for your property. Depending on the nature of your interest in the Master Plan, this may be as far as you carry your initial investigation. If you have a specific proposal which is not consistent with the Future Land Uses, you may want to investigate the Plan in more detail, beginning with the Goals and Objectives. Step #4 Determine how the Plan affects your property. There are a number of other elements of the Plan that will affect your proposal, or your interest in the area. Transportation facilities, for example, may be proposed for your area, either as a new road or improvements to existing roads. Utility coverage, and problems with various utility lines may be identified for future improvements. If your project is on a major roadway within the Grand Blanc community, you will want to consult the Community Character section of the Plan to determine how your property is affected by the recommendations for landscaping, access management, and other development suggestions. In summary, the Master Plan may have a profound impact on your property, either as a vacant land owner, or as a homeowner. As a resident and/or property owner within the Grand Blanc Community, the Master Plan will determine the physical development of the community, including your property. It is necessary that you become familiar with the Plan and what it may mean to you. HOW THE MASTER PLAN WAS DEVELOPED The Master Plan and Hill Road Corridor Study represents over a year of effort by the Grand Blanc Township, City of Grand Blanc Planning Commissions, Hill Road Corridor Committee and staff. The effort included research, bus trips through the communities, numerous well attended public workshops, press releases, displays at the Grand Blanc Expo, reviews of draft information and public hearings. Grand Blanc Community Master Plan Planning Context 2 I I I I I I I I 1 ] l ~ ~ l l �• • • • •I I I I I -I I I I I I I I Cooperative Effort between the City and Township This plan is unique since the Planning Com.missions of two communities worked together with shared objectives to develop a single plan covering both the Charter Township of Grand Blanc and the City of Grand Blanc. The goal was to complete a comprehensive plan that would reflect the common goals, needs and desires for the future. Most of the meetings during the planning process were joint meetings with both planning com.missions Identification of these common elements was not difficult. Much of the new growth experienced in the two communities takes place within the borders of Grand Blanc Township, which, in turn, affects the land use, traffic, and utility concerns of the City of Grand Blanc. South Saginaw Street bisects both communities; development on the borders of the two communities is a constant concern; in most cases, utility systems are shared; even a number of the regulations of the two communities are similar. Another factor encouraging this cooperative effort was the informal communication at the staff level of each community, both between the Township and City and between each community and the County. The economic conditions faced in the Flint and southeast Michigan area brought forth the realization that cooperative planning efforts were needed to address common problems and concerns. Area-wide plans such as the Blinton Plan and the Genesis Project underscored the need for cooperation in solving common problems. A special committee of property owners, residents, business representatives, Township planning com.missioners and county road/ drain commission staff was formed to direct development of the Hill Road Corridor Plan. This committee presented a draft document and plan to the Township Planning Commission. The Hill Road Corridor Plan is an element of the overall Master Plan. Public involvement was an important consideration in the planning process. All of the many Planning Com.mission meetings were open to the public. Property owners participated at virtually every meeting. Preliminary future land use maps were reviewed at several public workshops and the Grand Blanc Expo. The press assisted in getting the word out by providing a significant amount of coverage and newspaper illustrations of proposed future land use maps. Formal public comments were also received at the public hearings prior to adoption by the two planning commissions. Using the Master Plan The Master Plan is intended as a guide for Township and City leaders in land use, development, zoning and capital improvement decisions. The Planning Commissions, Township Board, City Council and the two Zoning Board of Appeals should reference the Master Plan as a guide in reaching decisions. Grand Blanc Community Master Plan Planning Context 3 �• • The plan is more than just a future land use map. The goals and objectives should be referenced when reviewing development proposals to confirm consistency with the plan. • The criteria used in considering r onings should include consistency with the future land use map and consistency with the Master Plan goals and objectives. • The plan is intended to be long range. Since conditions change over time, the plan must be flexible enough to acknowledge changing conditions. But the two communities invested a considerable amount of time, effort and money in developing the plan. The future land use plan is not conceptual, as is the case in some general development plans. The land use recommendations are specific and intended to guide zoning decisions. Therefore, deviations from the plan should not be routine. In order for the plan to remain valid, deviations from the plan should be justified and well documented. li a proposal is inconsistent with the plan, the planning commission could consider amending the plan if conditions have changed. An option would be to require the applicant submit an impact assessment describing how the proposed zoning will affect the community and how conditions justify a deviation from the plan. • Amendments to the zoning ordinance text should be considered to help realize plan goals and objectives. In particular, the Township should consider incorporating the design standards outlined in the Hill Road Corridor Study into the zoning and sign ordinances. • Maintaining and Amending the Master Plan - The Master Plan is intended to be a living document, not a shelf document. The plan format on computer disc allows for easy updating. The Township and City Planning Commissions should have an annual meeting to review the future land use map, goals and objectives. li changes are needed based on changing conditions, the plan should be amended. Amendments should also be considered as new data becomes available (such as more detailed U.S. Census data or population projections based on the 1900 U.S. Census). Amending the plan involves the same process as developing the overall plan: drafting text and map changes, notification, conducting a public hearing and adoption of the amendment. THE GRAND BLANC REGION The overall economic condition of the area has been well documented. The economic climate of the Genesee County area has long been dominated by General Motors. This is evidenced by the fact that in the mid-1980s approximately 1/3 of the total number of jobs in Genesee County were held by direct GM employees, totaling about 63,000 employees. Many thousands of others were in one way or another tied to the auto industry. Though the relationship to the Oakland County economy is increasing, General Motors is expected to continue its strong influence on the area's economic vitality. Gr11nd BlllffC Community M11ster Pllln Pl11nning Context 4 • • • • - 1 �• • • • •I • • • •II I I I I I I I I For General Motor's part, they have tended to reduce their total employment world wide. With such a heavy concentration of GM plants, the impact of this decision has been acute in Flint. Estimates vary but the consensus appears to be that about 18,000 net total jobs will be lost in the Genesee County area between 1985-1995. Various studies have identified several key elements to restoring Flint's employment and maintaining its economic vitality. Among the elements that may influence the Grand Blanc Community: • The development of new, diversified industries, utilizing the strengths of the area. • Encouragement of General Motors to replace some of their employment loss with insourcing contracts or development of new model lines in existing plants. • Development of the potential offered by Bishop Airport, and its recently adopted Master Plan, both in the areas of new services such as freight handling/shipping and improved passenger service, and development of land surrounding the airport for industrial uses, where appropriate . • Continuing improvement of the overall community image. • Enhancement of cooperative and coordinated efforts in economic development in the metropolitan area . The Grand Blanc community will have a major role in achieving these goals in the Flint metropolitan area. As one of the bright spots in Genesee County, Grand Blanc can be proud of its positive image in the region. But community leaders must recognize the high quality of life in the Grand Blanc area is partially attributable to the services and opportunities available in the Genesee County: • Availability of higher education (Mott Community College, U-M, Baker, GMI); • Nearby natural assets (such as the lakes and rivers); • Recreational and cultural opportunities (Crossroads Village, Sloan Museum, Whiting Auditorium, Bower Planetarium, parks, numerous golf courses, skiing); • Technical training opportunities; • Employment opportunities throughout the region, including efforts to retain and attract employers. The combination of local amenities, quality services, local parks, reasonable housing costs in comparison with some areas to the south, accessibility to employment opportunities and abundance of regional facilities make the Grand Blanc community one of the most attractive places to live in the region. Grand Blanc Community Master Plan Planning Context 5 �THE GRAND BLANC COMMUNITY Census data through 1990 indicated most of the population growth within Genesee County had occurred in the southern townships and communities. Most of this growth was related to northward expansion of the Detroit metropolitan area. The availability of utilities, lower land costs, convenient access to freeways and easy commuting time to employment centers in Oakland County lead to increases in residential construction. The population in most of the remainder of Genesee County remained stable or decreased. Future population growth is likely to continue in the southern Genesee County area as development from Oakland and Livingston Counties extends north. The overall population in Genesee County, however, is projected to decline or stabilize due primarily to workforce reductions of General Motors. The future development pattern in the Grand Blanc area may be linked to a variety of economic and social factors. These include population growth in the community; regional population shifts; local and regional infrastructure improvements; state and local regulations; and the regional, state and national economy. Each of these factors will vary over time in the degree of influence each exerts over development trends. As noted by numerous studies conducted in the Genesee County area, some of which are noted in Chapter 4, the perceived image of Flint and southeastern Michigan as a high wage, union area will also continue to influence development. Conversely, the growth occurring in northern Oakland County is expected to continue shifting the Grand Blanc community's orientation more toward Oakland County. This shift is evidenced by a 45% increase in traffic volumes between 1983 and 1988 on I-75 and I-475 south of Grand Blanc and a corresponding increase of only 9% (I-475) and 17% (1-75) to and from the north. (Figures provided by the Michigan Department of Transportation) New employment centers in northern Oakland County such as the Oakland Technology Park and Chrysler Tech Center will contribute to the shift. Employees can obtain a high quality living environment if the Grand Blanc area within an easy commute and at generally lower prices than comparable housing in northern Oakland County. Land use decisions by communities along the I-75 corridor in Oakland County will determine the magnitude of this shift. For example, as this plan was developed, proposed one to two million square foot retail development in Auburn Hills was being debated. Such developments would probably intensify the northward population movement, but may decrease the market demand for larger scale commercial uses in the Grand Blanc area. GTtmd Blanc Community Mastn Plan Planning Context 6 �• • • • • • • • • •I I I I I LIVING IN THE GRAND BLANC COMMUNITY There are many positive aspects continuing to draw residents to the Grand Blanc community. Many long time residents moved to the Grand Blanc area to take advantage of the rural environment of the area, and escape the congestion, crime and other perceived problems of a more urbanized area. At workshops conducted during development of this plan, some residents expressed concern that continuing development is gradually eroding some of those amenities . Among the positive aspects of the Grand Blanc area expressed by residents at the workshops were: • • • • • • • • • Small town living environment Quality and price of housing Distinctive neighborhoods Proximity to shopping, services and employment Effectiveness and quality of governmental services Community pride Quality school system Churches Recreational opportunities (parks, golfing, hunting) Generally courts have determined a property owner has the right to a reasonable rate of return on their investment. Thus, a community cannot shut the door to new development. However, courts have also stated the property owner does not have the right to the highest profit, only a reasonable profit. The challenge to community leaders will be to accommodate a reasonable amount of development while retaining the Grand Blanc identity and quality of life. The joint master planning effort by the City and Township is an acceptance of this challenge. The Plan will be a guide to the Grand Blanc community allowing it to assess and plan for land use, rather than merely reacting to each development proposal. The plan will also allow leaders to anticipate the physical needs of the community, such as street and utility improvements, necessary to support these uses. I I I I Grand Blanc Community Master Plan Planning Context 7 �• • • • • • • •I •I I I I I I I I I CHAPTER2 NATURAL FEATURES BACKGROUND Natural features have played a significant role in the development of the Township and City of Grand Blanc. One of the many reasons that residents live in the Grand Blanc area is its rolling terrain, streams, woodlands, wetlands, and other natural features. It is these features that provide the semi-rural character so valued by residents. The Township and City each contain sensitive wetlands protected by state and federal regulations, and federally regulated floodplains. Other environmental factors such as soil type, topography, woodlands and drainage patterns may affect development potential and cost of site preparation. Appreciation of the value of these resources has increased. Federal, state and local laws have been adopted to help protect these features. The reasonable application of these laws should ensure these valuable resources will be present for future generations to enjoy. Many developers are recognizing the market benefits of retaining these features. Several projects under construction in the Grand Blanc area in the early 1990's integrated wetlands and woodlands with the residential units. The Holly /Grand Blanc 850 Planned Unit Development approved in 1992, for example, includes over 200 acres of wetlands which will not be disturbed. The Grand Blanc community has established a goal that states: "Direct and regulate development to minimize negative impacts on wetlands, woodlands, surface, groundwater, and other sensitive environmental factors." A number of objectives are established to help meet the goal (refer to the "Goals and Objectives" section of this plan. Historically the lumbering and agricultural uses in the region paid little attention to environmental issues. Forests were clear cut, wetlands were filled, hills were graded and natural drainage patterns were altered. Much of the southern area of Grand Blanc Township was cleared for agriculture. A fraction of the original acreage of productive land remains today. Subdivisions, large lot estates, industrial uses and commercial businesses have supplanted the agricultural use on most of the former agricultural lands. Leveling of the land for agriculture and development complicated both drainage and the provision of replacement landscaping. Most of the residential subdivisions in the Grand Blanc area were laid out in either a grid or curvilinear fashion. While some creeks and other waterways were preserved, others were enclosed for road crossings, filled in, or otherwise altered. Where drainageways do exist they are often kept clear of vegetation at the top edge of the banks, as part of normal lawn maintenance by homeowners. Grand Blanc Community Master Plan Natural Features 9 �r- Agricultural practices lead to removal of large mature tree stands. Later more intense development added a small number of smaller trees and shrubbery which had minimal impact on softening the hard surfaces created by man. Only minimal attention was given to the buffering, aesthetic and environmental benefits provided by plantings. Evidence would indicate little site analysis was conducted that considered natural systems and how they were to be integrated into site development to benefit the community. The evidence is the style of development that dominated the area. Rather than attempting to preserve natural features through innovative site development, property lines, utility locations, and road frontages were the primary factors influencing site planning. Subdivision layouts were more concerned with utilization of property, rather than preservation of natural features. This is not to say that land developers and community leaders were irresponsible in their handling of development processes. Disruption of natural features were considered acceptable or even desirable ways of dealing with swamps and mosquito/pest control. Modern development techniques, however, stress the preservation of natural features and their use in controlling the harmful effects that unrestrained development might create such as flooding and destruction of wildlife habitats. Fortunately these practices have been mitigated over time as mature tree growth continued in the residential areas and drainage improvements were made. The following description of natural features will help establish the character of the natural environment for the analysis of suitable land uses and will help evaluate the development potential of vacant land within the Township. This evaluation is necessary to determine the potential constraints to development, which the environment presents and to help determine the ability to integrate these features into development proposals. WETLANDS A majority of the natural wetlands throughout Michigan were filled or altered as development occurred. Therefore, the remaining wetlands are important to the overall ecology of the Grand Blanc area. The desire to protect wetlands is based on both their aesthetic and functional benefits. Among the important natural functions of wetlands are: • • • • • • • • Control of floods and stormwater runoff; Improvement of water quality by filtering contaminants; Control of erosion; Providing water recharge or discharge areas; Acting as a natural pollution treatment system; Providing wildlife habitats; Providing natural open space and aesthetic areas; Decreasing landscaping costs. Grand Blanc Community Master Plan Natural Features I I I I I • • • • • • • • �I I I I I ~ • •I I I I I I I I I I • Wetlands in the community may be affected by the Goemare-Anderson Wetland Protection Act (Act 203, 1979) which restricts development. The MDNR retains jurisdiction over certain wetlands, as specified in that act. The MDNR defines "wetlands" as follows: "land characterized by the presence of water at a frequency and duration sufficient to support, and that under normal circumstances does support, wetland vegetation or aquatic life." Existing soil types may also be considered by the MDNR in conducting a wetland determination. Major wetland areas designated by the U.S. Department of the Interior, Fish and Wildlife Service are illustrated on the Floodplains and Significant Wetlands Map. These wetland locations were determined from high altitude aerial photography (1981) and should be considered only as a guide. Some of these areas may be wetlands regulated by the Michigan Department of Natural Resources (MDNR). There may also be wetlands regulated by the MDNR that do not appear on the map . There are several small wetlands of less than two acres located throughout the Township and City and a few areas which appear to be at least five acres. The five acre plus wetlands meet the threshold established by the Goemare-Anderson Wetland Protection Act. These larger wetlands are shown on the Floodplains and Significant Wetlands Map. Major wetlands are in Sections 19, 20, and 34. Other potential state regulated wetland areas are in scattered locations throughout the community. Precise wetland determinations should be conducted by a qualified wetland consultant based on analysis of soil conditions, vegetation and hydrology. In 1991 when this plan was adopted, the MDNR was not providing verification of wetland determinations. Thus City and Township have a greater role in ensuring compliance with MDNR regulations. The Planning Commissions could request a wetland determination study prior to approval of a rezoning or site plan on a site believed to have a wetland. In addition to requesting a wetland determination prior to approving development, the City and Township can use one of several mechanisms to assist in wetland protection. For example, site plan review and planned unit development regulations in the zoning ordinance can encourage developers to preserve wetlands and other sensitive natural features by allowing clustering of development. City and Township officials may wish to consider other, stronger local standards to protect wetlands. Several options which may be used include: • Wetlands Protection Standards in the zoning ordinance which are more stringent than the state regulations (some communities regulated those over 1 or 2 acres); • Requiring setbacks between buildings/parking lots and wetland boundaries; • Wetlands Review Board (usually a separate body); • Public Education Programs; • Wetland Protection options for landowners such as land donation, conservation easements, deed restrictions or outright purchase of wetland property. Grand Blanc Community Mastn Plan Natural Features 11 �SOILS Soils in the area are generally suitable for development of roads and building foundations. Soils present that pose limitations on use of septic fields are not as limiting as they might otherwise be due to the fact that sanitary sewer service can be made available throughout the community. Many of the soils in developed areas are simply classified as "urban" soils and suitability analysis of these soils is not applicable. Listed below are the soil associations present in the Township and City of Grand Blanc, including a summary of the soils' suitability for urban development. Soil Associations found in the Grand Blanc area Conover-Brookston Association - Level to gently sloping, somewhat poorly drained and poorly drained loams that have a clay loam subsoil; on till plains. This soil association is found primarily in the northwest and northeast sections of the Township. These soils are suitable for intensive cultivation if they are drained and fertilized; they are moderately to severely limited for highway and residential development. However, proper construction practices and drainage measures and avoidance of the use of septic fields has resulted in these areas (much of it former cropland) being used for industrial and homesite development. Celina-Conover-Miami Association - Level to sloping, somewhat poorly drained to welldrained loams that have a clay loam subsoil; on uplands. This soil association is the most common soil group present in the area, covering nearly the entire City of Grand Blanc and large areas of the Township. This association generally provides a fair to good foundation material for roads and residential development, but individual, on-site determinations should be made to ensure adequate soil conditions for development. Miami-Metea-Muck Association - Undulating to rolling, well-drained loams and loamy sands that have a clay loam to loamy sand subsoil, on uplands; and very poorly drained muck soils, in potholes and swales. This soil association is found primarily in the far southwest and southeast parts of the Township. Most of the areas where these soils are present have been farmed, both in low-lying areas and in uplands. Upland areas are generally suitable for residential and recreational use, depending on the slope. There are some muck soils in this association that might pose severe limitations to urban development; on-site inspection is necessary to determine the extent of these limitations. SLOPE The Genesee County Soil Survey of 1972 classifies soil types by their percent slope. The Steep Slope Areas map shows soil types classified by their percent of slope. A slope of 6 - 12 percent is considered moderately steep yet will support all types of development. Slopes greater than 12 percent are considered steep and highly susceptible to erosion and gully formation. Grand Blanc Community Master Plan Natural Features 12 • • • • • •II • • • �• • •I • • • • • • • •I I I I I I I The topography of the Grand Blanc area is flat to gently rolling with pockets of slope greater than 6 percent. The area of land with slope greater than 12 percent is very limited. Steep slopes are found in the southeast corner of the township which affected the design of the Holly Road/1-75 interchange. There are a few steep slopes areas in other scattered locations. Development in areas of steep slopes may result in higher construction costs since they usually require more extensive grading; however, rising and falling relief can be used to enhance development. For example, a project with a number of different, conflicting uses could be developed using topography as buffers between uses. Potential development in the majority of the City and Township will not be prohibited due to presence of steep slopes. On-site slope analysis will determine development suitability. There are several sites where development should strive to retain as much of the existing topography as possible. In all cases, erosion control measures should be required. FLOODPLAINS The 100-year floodplains within the study area have been determined by the Federal Emergency Management Agency (FEMA). A 100-year floodplain is defined as an area at an elevation with a one percent chance of a flood occurring within any year. FEMA generally identifies floodplain boundaries based on the official FEMA maps . Development within FEMA identified floodplains is restricted because they serve as water recharge areas and natural water storage basins during periods of heavy rains or snow thaws, and because the likelihood of water damage to homes and businesses is great. The Floodplains and Significant Wetlands Map identifies the approximate location of the 100-year floodplains. Exact on-site floodplain determination should be made by qualified individuals . Major floodplains may be found in Sections 28, 29, 30, 35, 36 and along the Thread Creek in the central and eastern portions of the Township. Some development may be permitted in floodplains if the elevation is changed and MDNR permits are obtained. Generally, development should be discourage from floodplain areas. Floodplains can provide valuable open space and serve as a buffer to separate various land uses. SUMMARY Through careful site analysis and site planning, quality development can be realized. The objective of incorporating natural features into site development is to allow new uses of land that do not irreversibly damage natural site features and attributes. The result is cost-effective development that allows preservation of natural features and systems, creating long term benefits for the environment and the community. Grand Blanc Community Master Plan Natural Features 13 �I • • • •I •I I I I •I I I I I I • CHAPTER3 COMMUNITY CHARACTER POPULATION CHARACTERISTICS Historic Population Both Grand Blanc Township and the City of Grand Blanc experienced a population jump from 1960 to 1970 followed by a slower increase from 1970 to 1990 (Table 1). The population increases generally correspond to national trends, with an increasing number of births from the "Baby Boom" generation in the late 1960s, coupled with the increased availability of jobs and housing in the Grand Blanc area. The population increases experienced since 1970 are also due to movement into the area from other communities within the County and from other counties. In 1975, for example, 30.5 percent of Grand Blanc Township residents lived in another house in Genesee County; another 7 percent lived in a different house in another County in Michigan. Tremendous growth to the south of the Grand Blanc community is expected to encroach northward as new employees of major developments in the northern Detroit metropolitan area, (such as the Chrysler Technology Center and Oakland Technology Park) seek larger, less expensive homes and the small town character found in communities like Grand Blanc. This growth is demonstrated by the increasing traffic volumes along 1-75, which have generally increased from 15-40% between 1983 and 1988. Table la Historic Population Grand Blanc Comm.unity and Area 1960 -1990 Community 1960 1970 1980 1990 1980-90 Grand Blanc Township 9,418 19,229 24,413 25,392 +4.01% City of Grand Blanc 1,565 5,132 6,848 7,760 +13.32% Village of Goodrich 701 771 795 916 +15.22% 1,509 2,315 4,891 5,551 +13.49% 445,589 450,449 430,459 Atlas Township Genesee County -4.44% Source: U.S. Census Grand Blanc Community Master Plan Community Character 15 �I Population Grand Blanc Community and Area Percent of Change 1980-1990 I IR...--------------------------, -lo-i-----------------------------' Grand Blanc Township City of Grand Blanc Vlllageof Goodrich Atlas Genesee Township C.Ounty Source: U.S. C.Cnsus Bureau Note: Numbers indicate 1990 population Grtuul Bl11nc Community Mtutn Pllln Community Clulr11ctn 16 �I I I I I I I I I Table lb Historic Population Northern Oakland County Community 1960 1970 1980 1990 1980-90 Brandon Township 2,416 3,830 8,336 12,051 +44.57% Groveland Township 1,306 2,570 4,114 4,705 +14.37% Holly Township 3,269 3,041 3,612 8,852 +145.07% Independence Township 10,121 16,327 20,569 24,722 +20.19% Springfield Township 2,664 4,388 8,295 9,927 +19.67% Rose Township 1,482 2,502 4,641 4,926 +6.14% Source: U.S. Census, 1960-1990 Population Projections Table 2 shows population trends and projections, which were based on the 1980 U.S. Census figures and estimates for subsequent years. Agencies responsible for projections had not updated them based on the 1990 U.S. Census at the time this plan was adopted. Many of the projections did not anticipate the extent of population loss in Genesee County or the growth related to northern Oakland County which occurred in the 1980's. I I For example, pre-1990 Census estimates projected a 5270 population for Atlas Township by 1995; 1990 Census figures revealed a 1990 township population of 5,551. Thus, Atlas Township is at least five years ahead of the growth estimates made as late as 1985. I However, the estimates for the Grand Blanc community were reasonably close to those of the 1990 Census. These estimates are provided in Table 2. I I I I I I - Table 2 Population Projections Grand Blanc Township and City of Grand Blanc 1995 - 2010 Community 1990 2000 2005 2010 '90-2010 Grand Blanc Township 25,392 26,644 26,958 27,049 6.53% City of Grand Blanc 7,645 8,159 8,262 8,290 8.43% Source: GLS Region V, Planning and Development Commission, Population Allocation Study, 1985. Grand Blanc Community Master Plan Community Character 17 �Population Character Total population in City and Township has been classified into divisions by CACI, Inc., a nationally known demographic and market research firm. The CACI data referenced herein was based on projections using the 1980 U.S. Census information by Census tract on age, income and other characteristics. Future analysis of the 1990 U.S. Census will change these figures. Combinations of characteristics are determined which fit a national demographic profile. These profiles are then separated into divisions, such as "Small Town Families," "Fast Track Young Adults," etc. In the Grand Blanc community the largest portion (27.5 percent) of the total population can be classified as "Baby Boomers with Families." People in the "Baby Boomers" category are typically young families with children living in new suburban neighborhoods. This category typically has a high proportion of 30 to 44 year olds and children under 16 years of age. The population is primarily white and nearly 20 percent have moved within the past five years. "Upper Middle Income Families" comprises 7,766 or 24 percent of the area's population. There are 5,801 people (18.1 %) classified as "Middle Americans in New Homes". These people are predominantly white, middle income families with older children. The average family size was estimated at 3.3 people, consistent with the national average. The other predominant CACI classification was "Fast Track Young Adults" accounting for 16.2% of the population. This is assumed to be a highly mobile segment, moving at over twice the national rate. Over 65% of adult women in this category are in the labor force, the highest percentage of any CACI segment. I The remaining 13.9% of the population in the Grand Blanc area is categorized into the categories of "Old Money," "Skilled Craft and Office Workers," and "Settled Families," which each contain less than 7 percent of the total population. Population by Age The age of Township and City residents provides an indication of current and changing economic, transportation, recreational and other current community needs for age groups. Analysis of age also gives some indication of the affects by migration. The City's 1990 median age of 34.4 years is similar to the Township 33.7 years. The Township population has aged considerably since 1970 when the median age was 24.4 years. The aging of the population follows a national trend. The older segments of the population will overshadow the younger, thereby increasing the number and extent of the services needed for the aging population. The high number of people under 34 years old is in keeping with national trends which indicate the maturity of the "Baby Boomers" children. The younger median age in 1970 is supportive of the large number of people under 24. This group is now slightly older as seen in the 15 - 34 year old categories which account for over 35 percent of the population in the Township and over 37 percent in the City. (see Table 3). Grt1nd Blt1nc Community Mt1ster Plt1n Community Cht1rt1cter 18 1111 • • • • • �I I I I I I I I I I I I I I I I I I I I Population by Age, 1990 Grand Blanc Township and City of Grand Blanc ■ Township Daty 20 15 10 5 0 Under 5 years S-14 15-24 years years 25-34 years 35-44 years 45-54 55-64 65 years years &over Source: 1990 U.S. Census Grand Blanc Community Master Plan Community Charticter 19 �Table 3 Population by Age, 1990 Grand Blanc Township and City of Grand Blanc City Township NUMBER PERCENT NUMBER PERCENT Under 5 years 1,666 6.6% 479 6.1% 5 -14 years 3,600 14.1% 1,060 13.6% 15 - 24 years 3,529 13.9% 1,101 14.1% 25 - 34 years 4,529 17.8% 1,314 16.9% 35 - 44 years 4,339 17.0% 1,309 16.8% 45 - 54 years 3,321 13.0% 861 11.0% 55 - 64 years 2,331 9.1% 686 8.8% 65 and over 2,077 8.1% 950 12.2% TOTAL 25,392 100% 7,760 100% Source: U.S. Census, 1990 The portion of the population of people under 34 years old (almost 17,278 in the Township and City) generally demand, in the short term, inexpensive housing (starter homes, apartments, etc.), a higher than average amount of consumer goods (groceries, clothes, videos, cleaners, etc.) and active recreation (ball diamonds, recreation trails, etc.) but these needs will change over a 20 year period as this population segment ages . The population in the Grand Blanc community is aging. Both the City and Township have experienced a significant increase in the percentage of the population which is 65 years of age and older. The City and the Township are similar in all age groups with the exception of the 65 and older group, the City has a greater rate than the township. The senior population may tend to reside in the City due to the availability of affordable housing and greater access to services. The Grand Blanc community experienced a decrease in population of those under 24 years of age. This may be due in part to the migration out in order to seek employment opportunities. Population by Race Almost 92 percent of the township and 93 percent of the City's population is white with small percentages of blacks, residents of spanish origin (who may be of any race), American Indians, and Asians. Generally, the racial composition of area residents is very similar to the State of Michigan overall and surrounding communities of similar size. Grand Blanc Community Master Plan Community Character 20 • • • • • • • • • •■ • ,•. • ~ �I I I I I I I I I I I I I I I I I Table 4 Population by Race, 1990 Grand Blanc Township and City of Grand Blanc Community Total Black White Spanish Origin Other Grand Blanc Township 25,392 1230 23,177 42 0 565 Percent 100% 4.8% 91.2% 1.6% 2.2% City of Grand Blanc 7,760 219 7,249 90 202 Percent 100% 2.8% 93.4% 1.1% 2.6% Note: Spanish Origin may be of any race. Source: U.S. Census, 1990 SUMMARY The Grand Blanc community has recorded a moderate population growth during the last two decades due to suburbanization trends from the Detroit and Flint metropolitan areas. The automobile industry and employment in the northern metropolitan Detroit area has fueled this population growth and movement as thousands are employed in the numerous auto-related plants and other industries in the region. The population growth experienced in the study area the last 30 years is expected to continue into the next three decades and possibly beyond. Large-scale development projects such as the Chrysler Tech Center are encroaching the rural fringes of the metro areas, bringing with them employees who require housing, services and community facilities. The median age of residents is rising, reflecting the aging of the "Baby Boomer's" children and the influx of new residents. As this younger population ages, the natural increase should net a population spurt near the year 2010 unless household size decreases. The majority of the study area population is white. Specific attention should be given to the needs of the minority population, elderly and low income residents. Sensitive community planning can help Grand Blanc Township and the City of Grand Blanc maintain its high quality of life and provide the opportunity for housing and services which facilitate every segment of the population. Careful placement of new development will enhance the character of the area by considering the needs and desires of its residents. Grand Blanc Community Master Plan Community Character I 21 �• INCOME AND EMPLOYMENT CHARACTERISTICS Income In 1980, rand Blanc Township and City had the highest median household income of any jurisdiction in the area, except Atlas Township (Table 5, note: 1990 income data was not available at the time of plan printing). Table 6 indicates the distribution of household income for the Township and City. The diverse incomes are indicative of market preferences and the economic condition of Township residents. According to the 1980 Census, 2123 of City of Grand Blanc and Grand Blanc Township families (20% of all families) earned less than $15,000 per year. Table 5 Median Household Income, Grand Blanc Community and Area Jurisdictions, 1980 Grand Blanc Township Grand Blanc City Atlas Township (Includes Village of Goodrich Holly Township Groveland Township Brandon Township City of Flint Genesee County $28,261 $26,713 $28,633 $22,279 $25,793 $24,831 $17,858 $23,717 Source: U.S. Census, 1980 Table 6 Household Income Distribution, 1980 Grand Blanc Township and City of Grand Blanc Township City Income Range Households Percent Households Percent Less than $7,500 563 6.9% 238 9.2% $7,500 - $14,900 965 11.8% 357 13.7% $15,000 - 19,999 793 9.7% 369 14.2% $20,000 - 24,999 1,108 13.6% 204 7.9% $25,000 - 34,999 1,986 24.3% 559 21.5% $35,000 - 49,999 1,825 22.4% 553 21.3% $50,000 or more 923 11.3% 316 12.2% 8,163 100% 2,597 100% TOTAL Source: U.S. Census, 1980. Grand Blanc Community Master Plan Community Character 22 �I I I I I I I I I I I I I I I I I I I Employment by Industry Employment by industry for the Township provides a method for analyzing what occupations residents possess, indicating strengths and weakness of employment sectors and understanding potential economic needs of the Township. Table 7 indicates that the bulk of residents are employed in the manufacturing, retail, and professional trades. Table 7 Occupation by Industry, 1980 Grand Blanc Community, Genesee County, State of Michigan Percent County% State% 523 3.6% 3.7% 6.2% 5,095 35.4% 39.8% 30.3% Trans., Comm. & Utilities 467 3.2% 4.0% 5.8% Wholesale Trade 598 4.2% 29% 3.6% 2,613 18.1% 16.5% 16.5% 668 4.6% 4.3% 4.9% 4,069 28.2% 26.1% 28.4% 382 2.7% 27% 4.3% 14,415 100% 100% 100% Industry Category Employees Ag., Forestry, Mining, Construct. and Fish. Manufacturing Retail Trade Finance, Ins., Real Est. Services Public Administration TOTAL Note: Grand Blanc Community is defined as the City of Grand Blanc and Grand Blanc Township. Source: U.S. Census, 1980 Percentages of employees in various employment industries closely match those of Genesee County and the State of Michigan. The manufacturing segment is somewhat higher than that of the state, reflecting the substantial influence of the automobile industry and related manufacturers. The types of jobs that people living in Grand Blanc possess are given in Table 8. Grand Blanc Community Master Plan Community Character 23 �. Table 8 Employment by Occupation, 1980 Grand Blanc Community, Genesee County, State of Michigan Occupation Employees Percent County% State% Managerial, Professional 4,617 32.03% 17.8% 21.4% Technical, Sales, Admin. Support 4,167 28.91% 25.7% 29.2% Service 1,378 9.56% 13.2% 13.9% Farm, Forest., Fishery 75 0.52% .5% 1.7% Precision Production, Craft, Repair 1,856 12.88% 14.9% 13.2% Operators, Fabricators, Assemblers, Inspectors 2,322 16.11 % 27.9% 20.6% TOTAL 14,415 100% 100% 100% Source: U.S. Census, 1980 Education Grand Blanc Township and the City of Grand Blanc residents have a substantially higher percentage of high school graduates than other area communities (Table 9). This fact reflects an educated workforce which is required for the new technologies and processes being developed for modern manufacturing facilities and for emerging professional services. The high educational attainment levels can be used as an advantage for the Township and City when attracting new employers. Table 9 Percent High School Graduates Persons 25 Years and Older Selected Communities, 1980 Community Grand Blanc Township City of Grand Blanc City of Flint Genesee County State of Michigan % High School Graduates 80.5 87.3 65.8 67.8 68.0 Source: U.S. Census, 1980 Grand Blanc Community Master Plan Community Character 24 '• • • �I I I I I I I I I I I I I I I I I I I SUMMARY OF INCOME AND EMPLOYMENT CHARACTERISTICS The overall population of the Grand Blanc Community is increasing but the age composition of the community is changing. The increase in population is generally from residents migrating north to new employment centers. The Grand Blanc Community is experiencing an exodus of persons between the ages of 5 and 24, particularly those 15 to 24 years of age. The 15 to 24 age group is typically entering the job market or leaving the area for post secondary education. Those completing their education may not return to the area and those seeking employment may leave the area if quality jobs are not available. There have been large increases in both the Township and the City of residents over the age of 65. The aging population will require different recreational amenities, health care facilities, affordable housing, public transportation and access to special services. The population of the Grand Blanc Community is aging. The 1990 Genesee County median age was 32.0. This is a considerable increase from 1980. The City median age increased by almost five years to 34.4 years of age. The Township increased by four years to 33.7 years of age. The median household income for the Township and City is higher than all nearby jurisdictions, save one. There is a fairly high percentage (30.5) of residents who earned less than $20,000 as of the 1980 Census. The majority (58%) of residents earned between $20,000 and $50,000 per year and close to 12% earned in excess of $50,000 per years. The Grand Blanc Community had a high percentage of those employed in managerial and professional occupations as compared to the county and state (Grand Blanc Community 32.3%, county 17.8% and state 21.4%). Fewer Grand Blanc Community residents were employed in the service sector and as operators, fabricators and assemblers than the county and the state averages. The low to moderate income residents of the Grand Blanc community need access to transit, job and training opportunities, and social services. Access to transit will be somewhat limited in the area, with transit available on some of the major streets within the City and/or Township (Fenton Road, Saginaw Road, Hill Road, etc.). Unless population densities increase dramatically in other areas throughout the Grand Blanc community, extended transit access is unlikely to be made readily available for all segments of the population. The City and Township should continue to work with local transportation authorities to ensure that areas that can be accessed by transit are included within future route planning when ridership is adequate to support cost. Providing quality jobs for the residents of the Grand Blanc community is critical to the retention of the working population. The regional economy is important because it provides an employment base outside of the Grand Blanc community for the residents. The economic base of the Grand Blanc community is not strong enough to accommodate all who require employment. It is important for the Grand Blanc community to work in conjunction with regional and county-wide efforts to attract companies and jobs. This cooperation may take the form of providing information on vacant industrial or Grand Blanc Community Master Plan Community Character 25 �commercial land, providing information to prospective employers on housing and community services, and meeting with the Grand Blanc Area Chamber of Commerce representatives to participate in job retention and attraction programs. An educated and trained workforce is critical to future employment. While high school graduation rates exceeded the county and state averages in 1980, continuing education and retraining is important. The community may work in cooperation with area universities, community colleges, economic development organizations and county and state government to provide job training programs to the residents. The local government, while not always the provider of social service programs, can provide information on the programs which are available. The communication with the residents can be in the form of a community newsletters, public announcements, town hall meetings and human relation councils. HOUSING CHARACTERISTICS AND PROJECTED NEED Grand Blanc township is similar to both the county and the state in percentage of owner occupied units (Township 71.8%, county 70.4%, state 7.1 %). The owner occupancy rate for the City of Grand Blanc is considerably lower at 55.1 % with 44.8% being renter occupied. There appears to be a variety of housing types within the Grand Blanc Community with 28.2% being multiple family and 66.6% single family units. The median value of a home in the City ($90,900) and the Township ($74,400) is higher that both the county ($50,500) and state ($60,600) median value. According to the population trends and projections included earlier in this section, the percentage of Grand Blanc residents over the age of sixty-five is increasing more rapidly than other age groups. This trend is not limited to Grand Blanc or even to the State of Michigan. In 1984, the U.S. Department of Commerce estimated that 16.4 percent of the nation's population was over the age of sixty. It was projected, however, that by the year 2030, almost 27 percent would be in this category. In Michigan, in 1980, the percentage of the population over the age of 65 was 9.8%. The 1990 census indicates that this percentage increased to 11.9 percent over ten years. The increasing percentage of people in the over sixty-five age group coupled with the high number of households with income less than $15,000 per year dictates a need for a variety of affordable housing opportunities. There are special considerations for each segment of the population which requires affordable housing. Low income families with children will require affordable housing which can accommodate children, provides access to schools and recreational areas. Senior housing must have access to public transportation, health facilities and senior recreational activities. These two uses do not necessarily have to be segregated from one another or from higher priced housing. Studies have shown that mixing the elderly and families with children provides a healthy environment for all. Grand Blanc Community Master Plan Community Character • • • • • • • • • • • • • 26 L �I I I I I I I I I I I I Table 10 Housing Characteristics Grand Blanc City and Township - 1990 CITY (%) TOWNSHIP (%) TOTAL HOUSING UNITS 3299 100 10,017 100 Seasonal housing units 10 00.3 64 00.6 Owner occupied 1751 55.1 6954 71.8 Renter occupied 1425 44.8 2724 28.1 Vacant units 123 03.7 339 03.3 Single family 1829 55.4 7050 70.3 Multi-family 1450 43.9 2307 23.0 Mobile homes 20 00.6 660 06.5 1990 Median Housing Value City of Grand Blanc Grand Bland Township Genesee County State of Michigan $90,900 $74,400 $50,500 $60,600 Source: U.S. Census, 1990 I I I I I I I Grand Blanc Community Master Plan Community Character 27 �I I I I I I I I I I I I I I I I I -II CHAPTER 4 CURRENT PLANS AND POLICIES INTRODUCTION An important preliminary step in the comprehensive planning process is the review of previous planning documents. Existing planning studies were examined for potential implications on the City /Township future land use plan. The current future land use designations (or zoning if the master plan was outdated) were mapped to help prevent land use conflicts. A map included at the end of the document (in the map section) illustrates land use plans or zoning along the Township borders. Several current plans, studies and ordinances were reviewed for this plan, including: • Comprehensive Development Plan, Grand Blanc Charter Township (1982) • Comprehensive General Community and Economic Development Plan, City of Grand Blanc (1981) • Community of Grand Blanc Five Year Recreation Plan (1987) • U.S. 23/1-75 Development Strategy, Mundy Charter Township (1988) • Zoning Ordinance, Mundy Charter Township (1982) • Master Plan, Holly Township (1990) • Zoning Ordinance, Atlas Township (the township's master plan and zoning ordinance was being updated in 1991). • Comprehensive Development Plan, City of Burton (1989) • Blinton Area Study (1989) • The Genesis Project, "Building the Economy of Tomorrow in Genesee County". (1989) TOWNSHIP AND CI1Y PLANNING DOCUMENTS Comprehensive Development Plan, Grand Blanc Charter Township (1982) Plan Goals and Policies This plan contains several General Development Goals that provide guidance to the Township on development and land use issues. The Township's "Growth Goal" suggests that growth is encouraged but that the growth should be balanced by protection of the assets that make Grand Blanc a desirable residential community. The promotion of community identity was viewed as another important goal, with a strong community identity considered as the first step in encouraging citizen participation in civic affairs. The "Quality of Life Goal" stresses the following principles: maximize contact with nature; encourage social interaction; optimize natural open-space systems; and, optimize community development. Another important General Development Goal centers on environmental and energy conservation attitudes. This goal encourages the preservation of wetlands and floodplains and their use as part of the Township's stormwater management system. Grand Blanc Community Master Plan Current Plans and Policies 29 �~ The plan's land use objectives and policies emphasize convenience of access; economical provision of utilities and public services; preservation of prime agricultural lands and unique natural features; and, use of the neighborhood unit concept in residential land use planning. In addition, commercial development policies seek to discourage strip commercial development, encourage quality site design, efficient accessibility to commercial establishments, sign control, and elimination of billboards. Industrial development policies center on the need for industrial diversification, adequate supply of industrial land while avoiding over-zoning of industrial land, and encouragement of industrial parks. Future Land Use The Township's 1982 future land use plan sought to maintain the Township as a primarily single-family residential community, but included a sufficient amount of multiple-family, commercial, and industrial land to encourage a diversified and stable employment and tax base. Multiple-family use was planned for several locations along Hill Road; along Saginaw Road south of the City of Grand Blanc; and a large area north of Grand Blanc Road, southwest of the 1-75 expressway. Commercial corridors were designated along much of Saginaw Road; along Hill Road from the Saginaw Road-Dort Highway intersection west; along Dort Highway; and along Fenton Road. Light Industry uses were planned for the area on either side of Holly Road, from 1-75 south to Ray Road; west of Holly Road immediately south of the City of Grand Blanc; and, in two locations west of Dort Highway: just south of Gibson Road and at the southwest comer of Dort Highway and Maple Avenue. The general industrial classification was planned for a large area southwest of Saginaw Road and east of Dort Highway, west of the General Motors site in the City. Parks and open space were designated for significant tracts of land throughout the Township. These tracts include the Grand Blanc Bicentennial Recreation Complex at 1-75 and Grand Blanc Road, the Grand Blanc Commons adjacent to the City of Grand Blanc, Deer Park (on the Cadillac property), cemeteries on Hill Road, golf courses southeast of the City; and, the YMCA property at Copneconic Lake in the southwest corner of the Township. Comprehensive General Community and Economic Development Plan, City of Grand Blane (1981) Plan Goals and Policies The City's Comprehensive General Community and Economic Development Plan was developed under a detailed set of plan goals and policies. The "Growth Goal" emphasizes maintaining a desirable ratio of non-residential valuation to residential valuation. The environmental quality goal statement expresses a concern for quality in development site design, and high standards for public spaces and services. Grand Blanc Community Master Plan Current Plans and Policies 30 •• • • • • • • • • • �I I I I I I I I I I I I I I I I I I I The plan also addresses concerns about community identity; a balance of owner and renter occupied housing; a greater role for the not-for-profit sector in meeting quality of life demands; and environmental and energy conservation. Residential development objectives promote the concept of "planning analysis zones"-a concept that requires planning open space systems and street networks on a neighborhood scale. Commercial development objectives emphasize the importance of Downtown Grand Blanc having a "central place function" in the community, while industrial development objectives focus on the need for industrial land to be reserved to encourage a balanced economic base. Transportation objectives stress the importance of effectively integrating the local, metropolitan, state, and federal transportation systems; these objectives also stress the need for effectively integrating transportation networks and future land use planning. Future Land Use The plan contains a Comprehensive General Development Plan map that illustrates the City's future land use plan. Low density residential uses were planned for many areas of the City, including the area west of the planned extension of Genesee Road and an area in the southwest corner west of Schram, as well as all residentially platted areas. Medium/high density residential uses were planned for several areas in all parts of the City, often adjacent to low density residential areas and public/semi-public (predominantly parks and open space) areas. These locations were determined in part to fulfill the intent of the "planning analysis zones" concept, a concept in which each geographic area of the City provides a variety of housing choices and its own open space. The plan called for increasing the commercial and industrial assessed valuation so that it will be equal to half of the total valuation. To accomplish this, a significant amount of land was designated for commercial and industrial use, much of it already experiencing industrial and commercial development. Commercial uses (including retail, service, and office uses) were designated primarily along Saginaw Road, with a commercial spur extending westward along Grand Blanc Road. Much of the commercial land along Saginaw south of Perry Road was intended for office commercial uses. Another commercial area with office emphasis was planned for the southwest corner of Belsay Road and Perry Road. Industrial uses were planned for two distinct areas: light manufacturing, assembly, and research uses were planned for the area south and west of the high school campus (developed with senior housing), while the area north of Reid Road, west of the railroad tracks and Saginaw Road was designated for heavy industry. Public/ semi-public uses were designated for a very large area of the City, encompassing government facilities, schools, parks, and golf courses. Grand Blanc Community Master Plan Current Plans and Policies 31 �I• Community of Grand Blanc Five Year Recreation Plan (1987) This plan affects future land use planning to the extent that it calls for an additional 600 acres of recreational land needed to accommodate the recreational needs of the projected built-out population for the Township and City. (See Chapter 8, Community Facilities). The Grand Blanc community will be pursuing the completion of a joint community recreation plan that will take the needs of each community into account and determine joint improvement projects and programs that may be undertaken. DOCUMENTS FROM ADJACENT COMMUNITIES U.S. 2311-75 Development Strategy, Mundy Charter Township (1988) This study contains an analysis and development strategy for the approximate northeast quarter of Mundy Township, including sections 1, 12, and 13 of Mundy Township along the boundary with Grand Blanc Township. A major focus of the study was a detailed plan illustrating potential building and site layouts for commercial and industrial uses along the Hill Road Corridor from the Grand Blanc Township border to west of the U.S . 23 interchange. Outside of the Hill Road Corridor, single family residential is the most common land use designation in the three sections bordering Grand Blanc Township. However, a significant amount of commercial use is planned for three areas along Fenton Road: the northwest corner of Grand Blanc Road and Fenton Road; on either side of Hill Road; and, an area on Fenton Road in the northeast quarter of Section 1. The planned commercial growth in the Mundy Township portion of the Hill Road Corridor may accelerate development and increase traffic in the Grand Blanc Township section of Hill Road. The Hill Road Corridor Study prepared in conjunction with the Grand Blanc Community Master Plan addresses the impacts of this expected growth. Zoning Ordinance, Mundy Charter Township (1982) Sections 24, 25, and 36 of Mundy Township, which bound Grand Blanc Township, were not part of the study area in Mundy Township's U.S. 23/1-75 Development Strategy discussed above. Most of the land in these sections is zoned Residential Suburban Agricultural, the Township's second lowest density residential district. The planned uses for Grand Blanc Township and the zoning within Mundy Township are compatible. Mundy Township follows the same general pattern of development as Grand Blanc Township with commercial uses to the north along Fenton Road to south of Hill Road, with residential zoning south to north of Grand Blanc Road, where some additional commercial zoning is in place. From Grand Blanc Road south the residential zoning is nearly identical to the planned uses in Grand Blanc Township. Grand Blanc Community Master Plan Current Plans and Policies 32 • • • • • • • • • • • • • • • �I I I I I I I I I I I I I I I I I - Master Plan, Holly Township (1990) A representative of the Grand Blanc Township Planning Commission was invited to participate in the development of the Holly Township Master Plan. The Holly Township plan emphasizes controlled development and protection of natural resources such as wetlands. The Holly Township land use plan promotes low density residential uses along the entire boundary with Grand Blanc Township, except for the area near the intersection of Ray Road and Holly Road, which is designated Medium Density Residential. However, an area designated for higher intensity uses is located a short distance south of Grand Blanc Township Section 36. This area, associated with Saginaw Road and 1-75, is planned by Holly Township to contain a commercial/ office node and an adjacent light industrial area. If this area is developed as planned, various growth impacts may be felt in the generally rural far southeastern part of Grand Blanc Township. In 1991, Holly and Grand Blanc Townships held joint meetings to review the proposed Holly /Grand Blanc 850 Planned Unit Development (PUD). The approved PUD included 850 total acres, 533 in Section 36 in the southeastern corner of Grand Blanc Township. The approved project would include between 1037 and 1493 residential units of various types, a small amount of commercial/office fronting Saginaw, and a golf course. Master Plan (1991) and Zoning Ordinance (1992), Atlas Township Atlas Township is a rural community east of Grand Blanc Township. The Atlas Township Master Plan was adopted in 1991. Significant zoning ordinance amendments were undergoing public hearing at the time this plan was printed in early 1992. The Atlas Township Master Plan promotes a rural buffer along the border with Grand Blanc Township. The zoning ordinance in place in 1991 designated low density residential uses (Residential Agricultural or Residential Suburban Agricultural) along the entire shared boundary with Grand Blanc Township. This zoning is compatible with the Grand Blanc planned uses of Low Density and Estate Residential. The zoning densities along the border are generally expected to be retained as the ordinance is amended. The proposed amendments to the Atlas Township zoning ordinance include an historic district for Atlas "village", special land use districts along M-15 near Goodrich, condominium and land division ordinances, and a woodlands protection ordinance. Comprehensive Development Plan, City of Burton (1989) The City of Burton bounds Grand Blanc Township on the north. Higher intensity uses are planned for the three west sections (sections 31, 32, and 33) of the City bordering the Township area, while low density residential uses are planned for sections 34, 35, and 36. Land along 1-475, just north of Maple Road, is designated for medium and high density residential land use. Grand Blanc Community Master Plan Current Plans and Policies 33 �1·· ;, Commercial uses are planned for areas near the intersections of Maple Road with the following roadways: Fenton Road, Saginaw Road, Dort Highway, and Center Road. Land along the CSX Railroad tracks in Section 33 is designated for light industrial use . An Open Space Preservation classification is found in much of Section 33 (north of Maple Road between Dort Highway and Center Road). A neighborhood school and recreation area is located just north of Grand Blanc Township between Saginaw Road and Dort Highway. The City of Burton Development Plan is also consistent with the Township's planned uses along Maple Road. Blinton Area Plan (1989) The Blinton Area Plan was commissioned to study the development potential of the Grand Blanc/Linden/Fenton area and to outline the broad concepts of how that development should progress. The primary land use focus of study was the special purpose node concept. These nodes were designed to present the uses best situation at particular locations that were best suited for development. The factors that were considered when selecting a Special Purpose Node were: • Highway access • Proximity to existing facilities important to stimulating growth, such as Bishop Airport • Geographic location (external) - proximity to Oakland County /1-75 • Geographic location (internal) - proximity to labor force, etc. • Character of area One critical element considered in the Plan was a new interchange at I-75 between Hill and Reid Roads. The existing Hill Road interchange is only a half mile from this location; interchanges at less than one mile spacing are rarely approved by the Michigan Department of Transportation or the Federal Highway Administration. In addition, such an interchange would add traffic to streets which are already near capacity. One element of the Blinton Plan which is appropriate was the expressed need for cooperative efforts between communities to ensure the success of the Plan. The impact on the Grand Blanc area is most directly felt through the designation of :1e three nodes within the community. These nodes were: • Name: Location: Uses: The Triangle Node Hill Road/U.S. 23/I-75 Business Park, Manufacturing, Commercial Grand Blanc Community Master Plan Current Plans and Policies 34 • • • • • • • • • • • • • • �I I I I I I I I I I I I I I I I I I I • Name: Location: Uses: Dort Highway Node Dort and I-75 in the triangle of Dort/I-75/Grand Blanc Road Mixed use; westerly 75 acres high density residential; 72 acres abutting Dort small service offices and neighborhood businesses. East of Dort, 600 acres, Dort/I-75/Grand Blanc Road/CSX Corporation railroad (formerly C&O); high density residential dominating; planned · residential development; 22 acres at NW quadrant for Business Park • Name: Location: Uses: Holly Road Node Holly Road; I-75 to Oakland County line W of I-75 (except 54 acres on east of I-75, south of Baldwin) - light industrial; 77 acres at NW quadrant of Baldwin Road for research and development. Also 400 acres SW quadrant of Holly /I-75 interchange. 35 acres of Business Park. One of the primary reasons these areas were designated was to take advantage of the major new office, industrial and commercial developments occurring in northern Oakland County. The City of Grand Blanc, with no land in the plan area, did not take a formal position on the Blinton Plan. Grand Blanc Township, however, reviewed and rejected the plan based on the incompatibility with the township's own goals for development in the locations affected by the Blinton Plan. The Genesis Project "Building the Economy of Tomorrow in Genesee County (1989) This study was commissioned to develop strategies for the revitalization of the Flint metropolitan area. The major elements of the Project included: • Organization for Economic Development The overall organizing effort is planned to fall under the Genesee Economic Area Revitalization (GEAR). The overall responsibilities for this group include the formation of economic development policy, assistance in development activities and coordination of various programs and services offered throughout the area. The goal of GEAR is to increase government coordination and cooperation. • Developing the Future Labor Force - The primary thrust of this element was in job training. • Strengthening Local Business A number of concepts were developed as part of this element. A stronger alliance between General Motors and Genesee County is suggested to take advantage of the economic relationship between General Motors and the area. In addition, the development of Bishop Airport is encouraged. Finally, the development or updating of comprehensive land use plans is encouraged throughout the County. Grand Blanc Community Master Plan Current Plans and Policies 35 �• Attracting New Businesses and Industries As an obvious aim of any economic development strategy the development of a brochure about the County is encouraged to promote the positive economic development advantages of locating in the area. In addition, a market research program is suggested to find those market areas that can be tapped by the County. • Enhancing Opportunities for Minorities and Disadvantaged The primary thrust of this element was to increase minority access to financing programs. • Improving External and Internal Image In recognition of the negative aspects of the Flint area that seem to attract attention to the community, a program is suggested to help dispel the less than desirable image. Among the suggestions were an anti-crime campaign, a downtown redevelopment plan, and a public relations program. Grand Blanc Community Master Plan Current Plans and Policies 36 • • • • • • • • • • • • • • • �I I I I I I I I I I I I I I I I I I I CHAPTERS GOALS AND OBJECTIVES COMMUNITY DIRECTION One purpose of the Comprehensive Plan is to allow the Township and City of Grand Blanc to set directions for their future development over a 10-20 year time span. In order to set a direction for this period the Planning Commissions of the Township and City of Grand Blanc determined those issues which are prevalent now in the area, and the issues that are likely to be prevalent for the next 10-20 years. From these issues a combined set of goals and objectives were formed. The goals are long range policy descriptions of the desired physical and social characteristics for the Grand Blanc Communities. The objectives address more specific elements of the goals. The Master Plan is more than just a future land use map. The objectives should be referenced when community leaders are considering land use and public improvement decisions to ensure consistency with the plan. Consideration of the objectiyes in decision making will help the two communities strive toward reading the goals. Grand Blanc Community Goals and Objectives 37 �THE ENVIRONMENT GOAL Direct and regulate development to minimize negative impacts on wetlands, woodlands, surface and ground water, and other sensitive environmental factors OBJECTIVES • Maximize the use of local controls to protect environmental features such as mature trees, water bodies and wildlife habitats. Assist with the enforcement of state and federal environmental regulations, particularly wetlands protection. • Promote use of development techniques that incorporate environmental features into site plans, such as cluster housing, zero lot line developments and Planned Unit Developments. • Where appropriate, direct intense development away from environmentallysensitive areas. • Minimize disruption of natural site topography and drainage. • Improve stormwater management. • Develop solid waste management and recycling practices which reduce reliance on landfill disposal and help create markets for recycled goods. • Protect the quality of drinking water sources. • Direct and regulate development to minimize the creation and impacts of air and noise pollution. • Encourage innovative housing design (such as clustering) and roadway design for environmentally sensitive areas. Grand Blanc Community Goals and Objectives 38 • • • • • • • • • • • • • • • �I I I I I I I I I I I I I I I I I I - LAND USE GOAL Promote a balanced land use pattern suitable to the Township and City, emphasizing a predominant residential character of the community supported by appropriate amounts of commercial and industrial development OBJECTIVES • Provide selected neighborhood commercial services near residential areas to reduce travel on roadways and promote a traditional neighborhood ambiance. • Encourage concentrated, rather than linear, areas of commercial development to minimize traffic problems, unsightly development and to avoid premature and costly infrastructure improvements. • Direct highway commercial and other non-neighborhood commercial development away from residential areas to help protect the residential character of the community. Where such uses abut, effective buffers and landscaping should be provided. • Encourage community wide oriented commercial development in locations with sufficient infrastructure, convenient access to major arterials and where compatible with surrounding development. • Encourage appropriately located industrial development to provide community employment and tax revenue. Light industrial/research park type industrial uses should be provided. • Promote attractive design of commercial and industrial sites to improve community aesthetics including extensive use of trees, low signs and minimizing impervious surfaces. • Encourage continued aesthetic improvements to the City's downtown. • Encourage cooperation between the Township and City and communication with surrounding communities in directing and regulating commercial, industrial and multiple family development. • Offer incentives to encourage provision of open space. • Amend zoning ordinance and map to promote realization of plan objectives and future land use map. Grand Blanc Community Goals and Objectives 39 �I I~ TRANSPORTATION An efficient and safe automobile and pedestrian transportation GOAL network should be planned to ensure that residents and visitors can travel safely and conveniently to and through the Grand Blanc community OBJECTIVES • Plan for the construction of new roads and for the expansion of existing roads to accommodate development by ensuring adequate building setbacks and ample rights-of-way. • Control land use and driveway spacing along major roads to help prevent congestion and accident problems. • Direct intense commercial uses to locations which provide optimum signal locations. • Sidewalks and bicycle paths should be provided along designated major roads and linked to schools and recreational facilities as a safety measure and to expand recreational opportunities. • Promote improvements to interchange design as warranted by traffic demands. • Promote use of alterative modes of transportation based on overall demand needs for special population groups and cost-effectiveness of fundings. Gr,md Blanc Community Goals and Objectives 40 • • • • • • • • "• " �I I I I I I I I I I I I I I I I I I I RECREATION AND QUALITY OF LIFE GOAL Maintenance of a high quality of life shall be accomplished through promotion of community pride, active citizen participation, and provision of quality social services and recreational facilities and programs for all age groups OBJECTIVES • Parks and recreational facilities will be available to all residents within a reasonable distance of major housing areas. • Quality recreation programs, such as those provided by the Parks and Recreation Commission and the schools, will be provided for residents of all age groups. • Maintain a balance between those parks and recreational facilities that offer active recreation opportunities (ball fields, tennis, etc.) and those that provide only passive recreation (nature trails, nature areas, etc.). • Develop additional specific public service groups and programs to accommodate special population, such as the growing number of elderly, differently abled and children. • Continue planning and funding of new public services and facilities as development and population pressures increase. • Promote community pride and citizen participation through the educational system and leadership training. • Keep parks and recreation plans updated every five years to be eligible for MDNR grants. Grand Blanc Community Goals and Objectives 41 �INFRASTRUCTURE AND SERVICES GOAL The Grand Blanc community shall provide efficient and cost-effective public utilities, facilities, and services that are adequate to serve the future needs of area residents OBJECTIVES • Limit expansion of public water and sanitary sewer to areas where greater densities of development are planned. • Carefully coordinate public utility expansion with the Master Plan to avoid encouraging intense development in locations that can affect community character. • Develop long-term solutions to concerns about public water quality, supply and delivery. • Promote accessibility for handicapped. • Continue and enhance the Township's and City's joint delivery of public utilities, facilities, and services. • The City should utilize consistent policies on requiring construction of sidewalks along appropriate roads a development occurs. The Township should consider sidewalks or bikepaths where appropriate, such as sections of Hill Road and along the east side of 1-475. A joint master plan for sidewalks/bikepaths construction and maintenance should be considered. This could be part of an overall Capital Improvement Program. Grand Blanc Community Goals and Objectives 42 • • • • • • • • • • • • �I I I I I I I I I I I I I I I I I I I HOUSING GOAL Housing opportunities in the Grand Blanc community will be varied and affordable to all residents; property values and neighborhood stability will be maintained and protected; and residential development will be balanced with non-residential development. OBJECTIVES • Encourage development of a wide variety of housing styles, types, and prices within the community without changing the character of existing residential areas. However, there may not be appropriate locations for all types of housing within the City's limits. • Provide selected residential areas with large minimum lot sizes to help preserve the rural character and open spaces of these areas. • Designate some residential areas for smaller lot sizes to encourage higher density single-family development. • Protect the long-term stability of neighborhoods through adequate code enforcement and zoning regulations. • Encourage the location of quality retirement housing in the Grand Blanc community for all imcome levels. Grand Blanc Community Goals and Objectives 43 �I I I I I I I I I I I I I I I I I I I CHAPTER6 FUTURE LAND USE FACTORS INFLUENCING FUTURE LAND USE One of the goals of the Master Plan is to provide a vision of what Grand Blanc should be in the future and describe how we reach that future. One of the major elements in defining the future is the overall development pattern. How will vacant areas develop? What areas should be redeveloped? What type of development should be encouraged? How can the investment of current properties owners throughout the Township be preserved? The future development pattern in the Grand Blanc Community will be influenced by a variety of factors. Some of the factors can be controlled locally, while others are dependent on events occurring outside the community. Some of these factors will change over the course of the Master Plan, demonstrating the need for the Plan to be viewed as a guide, not as a certainty, unless the communities regularly review and update the document. However, land use development which deviates from the future land use plan should clearly demonstrate how conditions have changed since the Plan was adopted. Any change or amendments to the future land use plan should be cognizant of surrounding land uses and consistent with the adopted goals and policies. Development influences can be categorized into three areas: • Physical factors, which include existing land uses, surrounding land uses, environmental factors (wetlands, woodlands, drainage, topography, etc.), streets and utilities. • Socio-economic factors on a national or regional scale which affect the extent of development in southeast Michigan, Genesee County or the Grand Bland Community. This includes the image of the community, population growth, age and income characteristics, development within a reasonable commuting distance, interest rates, ability for developers to obtain financing, construction costs and real estate value. • Community policies and goals help shape the extent and pattern of development. Such influences may include the attitude toward growth, the (perceived) quality of the schools, current zoning, and the level of assistance provided by community leaders. State and federal policies and programs may also shape the development pattern. Physical Factors The presence of existing land uses, both on a site and in the vicinity, is a major factor in defi~g the desired future development pattern. Most of the existing land uses are appropriately located, as noted previously in the Land Use Analysis section. The Plan accommodates those uses and protects the investment of property owners. Grand Blanc Community Future Land Use 45 �Some existing land uses, however, are in conflict with the longer range vision of the community. Examples would include the brick manufacturing use on Center Road at the City /Township border. While this industrial use may be considered part of the neighborhood, a more intense industrial use under the current zoning could create problems. Therefore, the future land use map designates this area for medium density residential in the future. This does not mean the current use is necessarily expected to relocate or close, but demonstrates the goal over the long term for a non-industrial use at this site. Even if the industrial zoning were changed, the current use would retain its nonconforming rights and be allowed to continue. Both opportunities and constraints are created by environmental features, such as 100year floodplains, state or federally regulated wetlands, wet soils and poor drainage which can greatly add to the cost of development. Conversely, mature trees, rolling hills and the rural atmosphere can increase development potential. The availability and cost of utilities, including public water, sanitary sewer and storm water management affects the pattern and overall cost of development. For example, in nearby Goodrich to the east, a long period of dormancy has been replace by a relative onslaught of development proposals in conjunction with the construction of sanitary sewers and increased assessments to fund construction. The availability of utilities in the Grand Bland Community in contrast with some surrounding areas makes more intense development feasible. Installation of expensive water and sanitary sewer lines may discourage development of certain uses, such as low density /lower cost housing, unless costs are otherwise reduced. Transportation shapes the development pattern in a number of ways. The 1-75 and 1-475 expressways, and four roadways with interchanges, have a significant impact on the land use pattern. A site with visibility and accessibility to the 1-75 is more appealing to many industries and businesses than an isolated site. A location along an arterial roadway with high traffic volumes, such as Saginaw or Hill Road, is appealing to a commercial use, at least until congestion becomes a problem. Residents are typically looking for housing value offering a small town or rural atmosphere, but with accessibility to employment and shopping centers. A visionary future land use plan must acknowledge the relationship to transportation, but avoid the tendency to assume transportation dictates land use. The future land use plan is intended to provide a reasonable amount of commercial land use along major roadway corridors, but avoid the saturation of commercial development experienced in communities where arterial frontage was designated for commercial use. Gr,md Blanc Community Future Land Use 46 • (•. • • • • • • • • • • �I I I I I I I I I I I I I I I I ' II I Socio-Economic Factors Market Demands and Community Needs influence all types of development. Grand Blanc faces a market dichotomy. Growth related to the Flint area has diminished, but residential growth related to the continuing boom in northern Oakland County is expected to increase. A combination of population growth, age characteristics, employment rates, interest rates, the willingness of lenders to finance a project and price of housing will determine future housing needs. A less quantifiable factor, but important, is the willingness of developers to take risks. The comfort level of potential developers is influenced by their perception of the socioeconomic and market factors. The projected slow but steady population growth will generate more demand for commercial and service uses. The amount of commercial development actually needed will be dependent not only upon population in the market area, but also on how frequently residents shop in the Community v. the emerging commercial centers within a short driving distance. Industrial development will continue to be susceptible to swings in the world-wide, national and state economy, especially for the automobile industry. Land acquisition and improvement costs including the price of land, cost of land assembly and gaining clear title, acquisition, preparation and municipal/ agency approval time for plans, site preparation and construction costs all influence the timing and amount of development. Community policies and services Community Desires as expressed through master planning, City /Township zoning and decision makers' attitude toward development can influence the market to some extent. While a property owner must be allowed to receive a reasonable rate of return on investment, the communities are not obligated to provide the owner with the highest possible profit. Each land use decision should be considered in terms of its relationship to the overall community. Each land use decision is important, since good or bad, the land use will likely be there for generations. EXISTING DEVELOPMENT PAITERNS Residential/Vacant Land The largest blocks of vacant and agricultural lands are located in the eastern and southern portions of Grand Blanc Township. A mixture of residential densities comprise the second largest portion of land use in the Township and City with a number of single-family subdivisions, mobile homes, condominiums and apartment complexes. Grand Blanc Community Future Land Use 47 �A number of isolated single family subdivisions have been established in various portions of the more undeveloped areas, particularly in the southern half of the Township. The subdivisions have, therefore, established a land development pattern in these areas which require careful treatment. Development of this type can complicate planning for an efficient roadway network between subdivisions if future road extensions are not provided. Residential development along the section line roads is a potential problem as traffic volumes increase along the Township's major streets. As traffic increases, the quality of life for residents in homes along these streets can be diminished as the entering and exiting of driveways becomes increasingly difficult and as noise volumes rise. In many cases, homes along these major streets are set back a sufficient distance to moderate much of the impact of traffic along the street. However, if traffic volumes increase over time to the point where the desirability of the residential use of the property is threatened, the Planning Commission may receive requests for changes in land use to either more intensive residential uses, or for office and commercial uses . Commercial/Office/Service Land Many commercial and service uses are located along major corridors such as South Saginaw, Fenton and Hill Roads. These areas consist of relatively small retail businesses, groceries, automobile service and repair, small professional offices for realtors, lawyers, dentists, and physicians; and local services such as restaurants, dry cleaning, and printing. The type of development contained in the commercial, service, and office districts are intended to serve the needs of local residents; no regional shopping areas have been developed or proposed. The largest and most diverse shopping area is located along South Saginaw in the Holly Road area. A larger community shopping center and a neighborhood shopping center are located on the east and west sides of Saginaw Road. More diverse shopping needs, such as large scale purchases and comparative shopping, are conducted outside the Township at regional centers such as Genesee Valley Center and others in the Flint and northern Oakland County areas. Industrial Land Industrial uses are concentrated in three locations. The first is located along the South Dort extension and South Saginaw. This area contains very large industrial uses including the General Motors plant. The second is located near the intersection of Holly and Baldwin Roads and contains mid-sized light industrial uses. The third is an area with scattered small quasi-industrial uses located near the north end of the Township adjacent to Dort Highway, Maple Avenue and South Saginaw Road. Grand Blanc Community Future Land Use 48 • • • • • • • • • • ·• I �I I I I I I I I I I I I I I I I I II I PublidSemi-Public Land Schools, parks, golf courses, City /Township offices, churches and cemeteries make up all uses included in the public/ semi-public category. Golf courses utilize most of the land included in this category. Bicentennial Park, at the 1-75 - 1-475 juncture is also included. Schools also make up a large portion of this land, particularly the properties on which the Grand Blanc Schools are located. Many neighborhood parks located in or near residential areas serve as recreation resources to many local residences. Churches and cemeteries also account for some of these lands. Table 11 Existing Land Use, 1989 Grand Blanc Community Twp.% Combined Acres Combined% . 39% 28% 6,658 29% Multiple Family Residential 8% 2% 599 3% Commercial 2% 1% 299 1% Service/ Office 4% 1% 276 1% Industrial 7% 3% 737 3% Public/Semi-Public 17% 4% 1,313 6% Vacant and Roads 23% 61% 13,156 57% TOTAL 100% 100% 23,038 100% Land Use Single Family Residential City% Source: The WBDC Group Grand Blanc Community Future Land Use 49 �Table 12 Existing Land Use 1978/79 Grand Blanc Community Township Percent Combined Acres Percent 32% 20% 4,906 21% Multiple Family Residential 5% 1% 299 1% Commercial 11% 1% 461 2% Service I Office 2% 2% 115 1% Industrial 5% 4% 576 3% Public/SemiPublic 10% 1% 1,106 5% Vacant and Roads 35% 71% 15,575 67% TOTAL 100% 100% 23,038.00 100.00% City Percent Land Use Single Family Residential Sources: Grand Blanc Township Comprehensive Development Plan, 1982; Comprehensive General Community and Economic Development Plan, 1981. LAND USE ANALYSIS Land Use Conflicts The most frequent conflicts found in the Grand Blanc community exist between industrial/ commercial uses with residential uses. Such land use conflicts have the potential to affect traffic, noise, and aesthetics, and other impacts on the resident's quality of life. The degree of seriousness of these problems varies for each case. In some cases these uses are well-integrated into the community and pose little threat to other land uses; the number of conflicts present in the Township and City is relatively low. Continued care is needed to ensure commercial and industrial uses do not adversely impact residential areas. Providing adequate open space, lot sizes, screening for objectionable activities, incorporating natural features with the site plan and similar techniques allow proper placement of any industrial and commercial uses that are located near residential areas. Some conflicts, such as the existing Grand Blanc cement products on Center Road are expected to remain. However, the long range plan is to relocate or redevelop conflicting uses whenever possible. Expansion of conflicting uses should be prohibited or carefully controlled. Grand Blanc Community Future Land Use so • • • • • • • • • • • • ~ ., I �I I I I I I I I I I I I I I I II II - Areas of Interest A number of locations within the Grand Blanc area required careful analysis prior to land use designation. A variety of special circumstances are present in these areas, including environmental limitations, special traffic conditions, or land use conflicts, such as residential areas close to commercial and industrial sites. These areas are described in Future Land Use - Areas of Interest. Environmental Considerations A number of locations within the Township and City are impacted by wetlands and floodplain areas, as noted earlier. These areas can be used to advantage by providing the necessary buffers between land uses. For this and for the obvious environmental reasons, these areas should be preserved to the extent possible. However, there are many other environmental considerations that should be taken into account when reviewing development. Significant natural features, such as woodlands, wetlands and topographic variation should be preserved because of their functional importance to the regional ecology as well as for ability to lessen infrastructure demands, and for their contribution to the visual character of the site. Rather than viewing natural features as preventing development, they should be viewed for their opportunity to provide innovative site and building integration that use existing site features as building amenities. Through careful site analysis and site planning, quality development can be realized. The objective of incorporating natural features into site development is to allow new uses of land that do not irreversibly damage natural site features and attributes. The result is cost effective development that allows preservation of natural features and systems, creating long term benefits for the environment and the community. To provide some specific guidance the following discussion expresses the relationship of development to the natural environment. Topography on the site should be respected and utilized to the advantage of the development of the site. Wholesale grading should be avoided and building sites allowed to blend into the existing topographic and drainage patterns of the site. Grading should be restricted to that necessary for the requirements of the building, parking, and other developed systems of the site. Other topographic elements may be used to soften the impact of the architecture and screen objectionable views. Building orientation has traditionally been dependent on street frontages. Instead, building orientation should consider natural day lighting capabilities for the interior of the building, allowing uniform natural light into the occupied spaces of the building. Views to existing natural areas should also be considered when siting a building. Grand Blanc Community Future Land Use 51 �Architecture, building mass and shape should "fit" the natural characteristics of the site. Large, massive, structures are most appropriate for sites with fewer environmental restrictions. Sites that are wooded and/or sloping are most successful with less massive and informal structures that can be tucked into the existing landscape. Grading and drainage in parking and circulation routes should be designed to follow the dominant contour lines. Functionally, this does not "force" a separate drainage pattern on the site. Visually, it reduces long, uninterrupted views down parking aisles . Existing vegetation should be incorporated into building sites, parking areas and roadways reduces the visual impact of broad expanses of pavement and provide shade to reduce glare and heat radiation. Additionally, it may be less expensive to preserve a mature, high-quality tree than to install new nursery stock. Natural occurring landscape materials should be used to the extent possible, rather than introducing new species to an area that are not native to the immediate area. Selective cutting of existing vegetation should be allowed only for the health of the trees and to allow specific views into the site, where needed. Tree preservation should take into account such factors as the quality of the trees marked for preservation, the ability to develop property, and the willingness of the community to absorb the potentially higher costs of homes and development. The longterm benefits to the community of preserving existing vegetation are many; preserving community heritage, providing aesthetics and the other benefits must be weighed against the costs of preservation. Stormwater detention should use natural systems where appropriate. Where possible, existing natural wetlands should be used as stormwater detention areas. H no natural wetlands are present on the site, wetlands adjacent the site should then be considered. H these alternatives are not feasible, consideration should then be given to a man-made detention basin. The development of regionally-based stormwater management systems through the use of existing natural wetland and drainage areas would allow the use of contiguous wetlands as designated stormwater management facilities. (See Chapter 8) Traffic Conditions can impact land use significantly, particularly along major arterial roadways. Conventional land use development often automatically classifies these lands for commercial or office land uses. There are, however, many situations where residential uses (both single and multiple family) can be developed successfully along these major roadways. One example in the Township where this has been successful is along Fenton Road between Hill Road and 1-75. Long-established single family uses are present in this area with adequate setbacks and landscape buffers. This type of development can be successful along even the heaviest traveled corridors. Residential development along the section line roads is a potential problem as traffic volumes increase along the Township's major streets. As population and traffic increases, the quality of life for residents in homes along these streets can be diminished through an increased number of turning movements entering and exiting driveways and higher noise levels. Grand Blanc Community Future Land Use 52 • • • • • • • • • • • �I I I I I I I I I I I I I I I I I I I Ideally, single and multiple family development along major roadways should be developed such that direct access from individual homes is not permitted and homes are allowed to develop off the roadway, either through the use of marginal access drives or by subdividing lots that have rear yards facing the roadway. Examples of this style of development can be found along South Saginaw Road, in the southern portion of the City. In many cases, homes along these major streets are set back a sufficient distance to moderate much of the impact of traffic along the street. However, if traffic volumes increase over time to the point where the desirability of the residential use of the property is threatened, the Township may receive requests for changes in land use to either more intensive residential uses, or for office and commercial uses. The example subdivision layout graphic on the next page depicts an alternative to development along section line roads. Access and frontage for single family homes could be oriented away from the main arterial and towards the rear subdivision street. This would decrease the amount of traffic (people turning in and out of individual driveways) by channeling traffic to fewer access points. The Hill Road portion of the Plan describes a number of these principles which can be applied to major commercial corridors throughout the Township and City. In addition to Hill Road, Fenton Road, areas of Perry Road, Grand Blanc Road, Dort Highway, Maple Road, Holly Road, and South Saginaw may all be considered as candidates for access management. Land use relationships between established non-residential uses and stable single family neighborhoods should be considered. Many of these areas are considered to be transitional; areas where the predominant land use is gradually changing over to another use (e.g. single-family dwellings along an arterial road that are being converted or removed for commercial development). Where this development is occurring, due consideration should be given to providing adequate protection for single family neighborhoods which are stable and thriving. Protection measures may include increased setbacks, fencing, landscaping, or the provision of compatible transitional uses, such as small office and service uses. Many of the corridors noted above have established residential areas behind the commercial uses developed along the frontage. These areas should be protected from the potential of through traffic, lights from commercial developments, noise, drainage, and other related impacts. Grand Blanc Community Future Land Use 53 �FUTURE LAND USE DESCRIPTION The following narrative describes the land use categories designated on the Future Land Use Map (in ded at the end of this document in the map section). The future land use categories a not zoning districts, though the zoning map should eventually reflect the future land use map. The future land use categories are broader than the zoning district categories. For example, the Medium Density Residential future land use classification for 3-8 units per acre could translate into two or three zoning districts . Future amendments to the zoning ordinance text and map, based on the recommendations of the Plan, are expected. But, the future land use map does not change zoning for a property. The future land use map is intended to help guide changes to the zoning map and future decisions on rezoning requests. The Master Plan also offers some suggestions on changing the classification of certain uses within zoning districts. See the Hill Road Corridor Study included as part of this Plan, for a more detailed discussion of future land uses along Hill Road. Residential Categories in General The residential categories illustrated on the future land use map are defined by density, rather than type of residence or size of lot. The "units per acre" refers to the number of housing units (one unit= one family) which may be developed on an acre of land, not including areas devoted to public right-of-way. For comparison with the future land use residential densities, following are the density calculations for the Zoning Ordinances (Township and City). Generally, single family homes should not have direct access onto arterials. Access should be off local streets with increased setbacks with buffers separating the homes from the arteral (see Figure on the following page). Rural Estate Residential This category is devoted to residential uses developed on lots larger than five (5) acres. This land use is most beneficial in areas that have significant environmental and natural features worthy of protection. Larger lots allow sufficient setbacks from adjacent land uses and heavily traveled roadways. The majority of the lands placed in this category are located in the southern portion of the Township. Other smaller areas are located west of 1-75 north of Cook Road. Also placed within this category is the Centennial Farm, located between Dort Highway and Center road, north of Hill Road. Grand Blanc Community Future Land Use 54 • • • • • • • • • •,. • • • �I I I I I I I I I I I I I I I I I I I . (1) C) -... ca C: 0 "'C C: ' □ ~ ....~ -... (1) (1) - □ . C: 0 ·-... t: Cl) )'~' :u "' (1) (.) (.) ca ca -·- - □ C: (1) "'C ·Cl) < ... (1) -... (1) (1) - -+- en m (1) ·-> Cl) [J- ~ en . ~- ca , C □~ ·-·; ·-"'C -... 0 ( .) (1) 0 "C Cl) Cl) .Q ::, □- 0 C: en -·....(1) m (.) "'C C: -+- □ . I Grand Blanc Community Future Land U,e 55 �Permitted Housing Density (Units/Acre) in Zoning Ordinances Zoning Districts Township City R-1 2.0/ac.• 6.05/ac. R-2 2.9/ac.• 3.6/ac. R-3 3.6/ac.• 4.54/ac.b R-4 (Township) 4.84/ac. - R-T (City) -- 10.89/ac. RM-1 13/ac.b,c 13/ac.b.c RM-2 (Township) 26/ac.b.c RM-3 (Township) 8-10/ac.c - MH (Mobile Home) 7.26/ac. 7.26/ac. • Including Roads b Exclusive of Roads c Actual density dependent on number of rooms Low Density Residential The classification assumes residential uses at densities from .2 units to four (4) units per acre. Most suburban subdivisions will fit into this category, along with condominium and other similar attached units development at these densities. This land use comprises the largest acreage within both the Township and City. The heaviest concentrations of single family neighborhoods are located in the eastern and southern sections of the Township. Through various land development proposals, certain planned unit developments could be developed at this density as well. Medium Density Residential The medium density category will accommodate residential land uses ranging from 4.1 to eight (8) units per acre. Smaller lot single family subdivisions, mobile home parks, and some lower density rental apartment and condominium complexes would be accommodated within this category. A number of locations within the Township and City have been designated within this category such as the area east of 1-475 and south of Maple Road, and north and south of Reid Road between South Saginaw and the City Limits. Grand Blanc Community Future Land Use 56 : • • • • • • • • • �' I t r I r t I I I I ' I 'I I t I In a number of instances, this land use acts as a buffer for lower density uses located adjacent higher density residential uses or commercial and office uses. Examples of this may be found along Fenton Road north of Grand Blanc Road; west of Holly Road to the north and south of I-75 interchange; north of McCandlish on both sides of South Saginaw, and in other smaller locations in the area. High Density Residential This classification generally will accommodate most multiple family developments such as rental apartment and attached condominium type complexes developed at densities ranging from eight (8) to 20 units per acre. The largest areas of this land use encompass existing or developing apartment complexes, such as those along Maple Road, Perry Road, Hill Road and Fenton Road. Newer designations are present east of Parsons Road, north of Cook Road and just north and south of the Grand Blanc City limits, west of Holly Road. Office Included in this category are professional offices, and personal services generally operating during daylight hours with low traffic generating characteristics. The personal services would be considered ancillary to the office use and would be an integral part of the office building. Examples of personal services include small drug store selling convenience items. barber shop, beauty salon, small cafeteria or restaurant, specialty shops, etc. The office designations are often used to maintain low intensities of development along major roads and to act as buffers between high and low intensity land uses. Larger concentrations of office land use have been placed at Holly and Pollock Road south of I-75 and Holly Road, north of Cook Road to the Grand Blanc City Limits. Other office uses are planned for South Saginaw north of Cook Road and at various locations along Hill Road (west of I-475, west of Dort Highway and on Grand Blanc and Perry Roads within the City Limits). Neighborhood Commercial This commercial classification is designed to accommodate commercial services primarily serving the nearby residential neighborhood. Areas designated for neighborhood commercial should also be used to provide lower intensity services in areas where traffic conditions or land use conflicts may be present. Neighborhood commercial land uses are designated throughout the Township near residential areas, such as the comer of Hill and Genesee Roads, at Baldwin and South Saginaw, along Fenton Road just south of I-75 and at Hill and Porter Roads. A small neighborhood commercial area is designated at Perry and South Saginaw Roads in the City. Neighborhood uses are generally those which generate low to moderate volumes of traffic, have less impact on adjacent uses than associated with community commercial. Examples of the neighborhood commercial include selected retail businesses such as drug stores, hardware, groceries, video rental, dairy products, delicatessens, day care, bakery, barber and beauty shops, some offices, shoe repair, and other similar uses which Grand Blanc Community Future Land Use 57 �meet the day to day needs of the neighborhood areas. Some uses which are more intensive; such as drive-in banks, moderate scale gasoline stations and some restaurant/ delicatessens could be considered with appropriate site design standards . Generally, the Neighborhood Commercial Land Use category is consistent with the B-1 Local Business Zoning District. Community Commercial A wide range of retail services, restaurants, service stations, shopping centers and other similar uses are included in this category. They serve a broader market area and provide more land intensive comparison goods. These uses may generate a significant amount of traffic, have large parking lots, intense lighting, long hours of operation. Community commercial would include uses such as auto sales and service, shopping centers, recreation centers, restaurants furniture, appliances, offices and neighborhood commercial uses would also be generated. This designation may be found at Hill Road and I-475, at Hill Road and South Saginaw, and along South Saginaw, particularly north of the limits of the City of Grand Blanc, Holly Road and I-75, and the South Saginaw corridor within the City Limits and including the Central Business District. When translated into zoning districts, the Community Commercial future land use would generally encompass the current B-2 Community Commercial and B-3 General Commercial Districts. However, the list of uses should be restructured to ensure the more intense uses are controlled through locational and site design standards. In addition, the Township may want to consider a separate freeway service district. The City should consider developing a separate Central Business zoning district. A Central Business zoning district would involve replacing the current suburban "commercial strip" setback requirements and front yard parking with design standards consistent with a traditional downtown - shallow setbacks, side/rear parking, etc. Industrial This classification includes all manufacturing, warehousing, truck terminals and other intensive, industrial related uses. The intent of this category is to promote light manufacturing uses rather than to allow the development of large areas of heavy industrial uses. This is not meant to preclude existing heavy industrial from continuing or expanding. However, it is the desire of the community to encourage less intensive industrial uses in lands that are not adjacent heavy industrial areas or on lands that are adjacent residential areas. The Holly road industrial area, for example, generally has less intensive industrial uses, with high quality site design. Industrial areas are generally well served by roadways and utilities and in some instances, rail service. Two primary industrial areas are planned: The General Motors facility between South Saginaw and Dort highway, along with some land around that facility (the north industrial area); and the Holly Road industrial area, which extends from west of Holly Road northeasterly to I-75 (the south industrial area). Grand Blanc Community Future Land Uae 58 -• • • • • • • • • • • • • �I I t ' I r t I I I I ' I ' I I I r The North Industrial area is particularly sensitive given the amount of residential land planned to the east and west. That problem is somewhat mitigated by the large wetland area west of Dort Highway which tends to shield a portion of the industrial property. On the other border, however, care will have to be taken during the site plan review process to ensure adequate protection for present and future residents. Generous setbacks, landscaping and properly placed access should ensure compatibility of uses. The South Industrial area also has residential property on three sides, including some residential property in Holly Township. The same protection measures with be useful in this area as were recommended in the North Industrial area. The Rural Estate Residential designations to the east and west will help provide adequate setbacks for any homes built in those areas. The future land use plan proposes three smaller industrial areas. Since each of these areas borders residential, the future land use plan includes guidelines for the type of use and site design. One small Industrial designation is planned east of Dort Highway at the northernmost portion of the Township. This area is buffered from the residential property on the east by a large floodplain, which is heavily wooded. As noted on the future land use plan, low intensity industrial uses with sufficient buffering from residential area is intended. A second small industrial area is proposed between Dort Highway and Embury Road, south of Baldwin Road. This narrow section of land was not considered suitable for residential use. Zoning in 1991 was industrial. The plan proposed heavy commercial/ quasi-industrial uses. Sufficient landscaping along Embury Road will be needed to help buffer residential areas on the east side of Embury Road. Access should be directed toward the north of this area. The third small industrial area is along Industrial Park Drive, northwest of the McCandlish/Holly Road intersection. This site already includes industrial use. Since the site is bounded on two sides by residential uses, lower intensity /high-tech type uses are encouraged. Sites should be designed and landscaped to ensure compatibility with the surrounding residential. PublidSemi-Public Community parks, churches, schools, and other lands owned or used by the public to provide non-commercial,m cultural, recreational and social servies are included in the Public/semi-Public category. One of the most significant areas of public land is the Grand Blanc Commons, north of Perry Road west of Genesee Road and Bicentennial Park. These public/semi-public uses could either be allowed as part of the surrounding zoning district or permitted as part of a specific public facilities zoning district. Grand Blanc Community Future Land Use 59 �-• • • • • • • • • •,. • : FUTURE LAND USE - AREAS OF INTEREST Although many locations within both the Township and City should be considered as being areas of sensitive land uses, a few consistent locations have been discussed throughout the development of this Plan. Highlighting these areas in no way is intended to ignore other significant land use issues in various parts of each community. In this regard, much of the discussion that follows may have major points that are applicable to these other areas. Gateways An expressway interchange tends to attracts growth since there are only a limited number of access points to that highway. The road system serving that interchange is used to funnel traffic to the highway and, as a result, development is often attracted to those roadways. In addition, interchanges often act as an imaginary "gateway" into the community, since many visitors enter the area from the interstate highway. To ensure a favorable impression of gateway development from the highway interchanges, care should be taken to control access, limit lighting, minimize the scale of signs, provide adequate setbacks, and require extensive landscaping. Deeper setbacks along the freeways can improve aesthetics and provide additional room for noise alleviation, if necessary. Holly Road Interchange Generally, interchange areas are devoted to land uses which serve the traveling public, including service stations, restaurants, and like uses. The Holly Road/1-75 interchange has developed with a mixture of uses, only one of which strictly serves interstate traffic. Future development in the area, particularly between Baldwin and Cook Roads, will likely attract a significant traffic volume. In particular the area south of the interchange is expected to develop with a hospital and related uses. These uses should be planned to unify access and landscaping. Pollack Road may need to be realigned. This will dramatically increase the importance of the Holly Road interchange. Accordingly, highway services would be appropriate in the immediate interchange area. These services may include service stations, convenience stores, small retail areas, and restaurants. Truck traffic should be directed to use this interchange. 1-75/Sagi.naw Interchange This interchange provides a main access to the City and southern parts of the Township. Future developments, such as the Holly /Grand Blanc 850 PUD will increase traffic volumes and turning movements near this interchange. Although the 1-75/Saginaw interchange is located outside the Township boundaries, it is in the Township's interest to w~rk ~th Rollf T~wnship and ~e Michigan Depai:onent of Transportation to redesign this confusing interchange. Given the amount of time a major improvement of this nature is likely to take, the formation of a joint planning committee with Grand Blanc Township, Holly Township, the Genesee and Oakland County Road Commissions, and various economic interests in the community would be beneficial. This process has Grand Blanc Community Future Land Use 60 �I I r 'I r t I l I I ' I 'I l I I been successful in other areas of the state where major road projects were desired. The joining of governmental and private interests is a benefit toward attracting state highway funds, particularly those which are directed toward improving economic conditions. Hill Road Discussion involving this interchange area is contained in the Hill Road Corridor Study which is an element of this Plan. Generally the areas west of the interchange are intended for office use in the long term. Areas immediately east of the interchange are planned for businesses serving the overall community and 1-75 motorists. South Saginaw Road This roadway represents the major north-south artery through the Grand Blanc community. While much of the northern reaches of the street are in the commercial and industrial categories, as is appropriate for the development which has already taken place, the Future Land Use map indicates the desire on the part of the Township and City to reduce the land use intensity along the southern portions of South Saginaw. Office and residential uses are prevalent in this segment. Management of access and high quality design are to be emphasized in this portion of the street in order to lessen the impact on nearby residential areas. (Access management guidelines may be found in the Hill Road Corridor section of the Plan.) The area of McCandlish and South Saginaw is particularly sensitive in this regard since it is in the transition area between the more developed areas to the north and the residential areas to the south. It is at this point too, that the Township and City have adjoining property. Both communities have agreed on the need to reduce the intensity of land use and to preserve the existing and planned residential areas in the vicinity. Reducing the land use intensity should also help reduce the need for major road improvements. South Dort Extension Development around this interchange is restricted due to the cross section of the Dort Extension, which restricts access near the interchange. Other constraints include wetlands in the southwest quadrant, the proximity of Embury Road, which leaves a limited development depth between Embury and Dort, and the higher elevation of Dort as it meets 1-75. For these reasons, much of the planned land use in the area is oriented to residential or low intensity commercial uses. Fenton Road (formerly U.S. 23), North of Hill Road This area is characterized by a mixture of land uses, from single family residential on small lots, to intensive commercial uses. This is one of the oldest commercial areas within the Township, which is the reason why much of the development is located on shallow lots, most, if not all, of which were originally platted for single family homes Grand Blanc Community Future Land Use 61 �on small lots. As traffic volumes increased on Fenton Road, a major route into downtown Flint, these homes gradually converted to various commercial uses, developed in an uncoordinated fashion. The proposed Future Land Use is Neighborhood Commercial. The purpose for this designation is to reduce the overall intensity of commercial development, yet recognize that residential uses are not likely to develop. Traffic concerns, particularly the lack of right-of-way, make significant roadway improvements difficult. Parking which is immediately off the street, sometimes requiring backing into the street, occur at intervals along the corridor. To help resolve some of these problems, the depth of the Neighborhood Commercial is planned at 350 feet from the right-of-way to allow additional development in depth for redevelopment. In some instances, this may require the removal of some homes, over the long term, to allow this deeper development to occur. In addition, closing of some of the closely spaced streets, and opening up more internal streets in the residential area west of 1-475, would improve circulation within the area and onto Fenton Road. As an added benefit, more land would be available for parking or building development. Although a detailed planning effort would be needed for this option, some requirements may be identified: 1. Some of the streets could be reconstructed as culs-de-sac at approximately 300-350 feet from Fenton Road. For example, either Coolidge or McKinley could be closed at Fenton and a cul-de-sac constructed. The same option could be implemented on Washington and/or Jefferson. 2. An abandoned right-of-way, the former Eagleston Road, extends along portions of the interior of the area between 1-475 and Fenton Road. At least some of the rightof-way has bet~·l preserved for a utility easement. This right-of-way could be reactivated and a north-south roadway constructed to connect the cul-de-sac streets to the remaining through streets to ensure adequate traffic circulation and emergency access. 3. The closed areas, between the cul-de-sac streets and Fenton Road should be turned over to adjoining property owners, or reserved by the Township for parking areas. The landscaping and access management, landscaping, and other recommendations contained in the Hill Road Corridor Study should also be implemented along Fenton Road in the increased right-of-way depth. Grand Blanc Community Future Land U,e 62 ': • -• • • • • ,.• ,. �~ ! l r l l I r I ' ' Perry Road, East of South Saginaw Perry Road is one of the major roads serving the City of Grand Blanc, reaching into the Township into a number of the larger residential areas. A variety of land uses is proposed along Perry Road, ranging from Neighborhood Commercial near South Saginaw and at the comer of Belsay Road to Public/Semi-Public (golf course and cemetery) uses. As with South Saginaw, noted above, residential land uses make up the greatest area of land use along Perry Road. As this represents another "gateway" into the Grand Blanc area, development along Perry Road should emphasize quality, sufficient setbacks for residential uses, a reduction in land use intensity, and attention to detail, such as landscaping and signs. Commercial development should be limited to that serving the immediate neighborhoods. A cooperative effort with the City is needed to ensure that development along Perry Road is consistent and presents a positive image of the Township and City. DOWNTOWN GRAND BLANC The City of Grand Blanc's downtown is experiencing challenges not unlike those of many downtowns. Competition with outlying retail centers has, in many instances, changed the role of downtown from a retail center to one that is much more diverse, in terms of the services and products offered. Characteristics of a Successful Downtown There are a number of characteristics of a successful downtown, some of which are exhibited by Grand Blanc's downtown; some not. One of the most important elements is the design of the downtown area. The elements of a successful design include: • • • • • Planning Beautification/Positive Image Reuse of existing resources Efficient access and internal circulation Multiple functions and strong relationships Planning There are many ways to plan and many possible solutions to planning problems. The key to an effective plan, in addition to its technical soundness, is the process by which it is formulated. The downtown plan should be based on input from all parties concerned - merchants, property owners, City officials, and the general public. When adopted the plan should represent, to the extent possible, the consensus of the entire community. r t Grand Blanc Community Future Land Use 63 �Recommendations should be workable but not necessarily timid. Ambitious, bold plans may not be implemented overnight; few plans are. Successful downtowns exhibit a project or projects large enough in scale to attract attention. These projects may include pedestrian malls, major renovations, festival markets, or similar attractions. The plan for the City of Grand Blanc's downtown represents a community effort with an extensive streetscape plan. However, additional attention may be needed to resolve some of the other issues, such as land use, which are also needed in a downtown plan, as noted in the remainder of this discussion. A key ingredient to any successful plan is the organization and the implementation strategy to carry out plan proposals. Grand Blanc should consider the establishment of a Downtown Development Authority (DDA) to create financing options. An alternative would be creation of a downtown merchants association to create unified business policies similar to successful shopping malls. Beautification/Positive Image The appearance of the downtown can convey a positive or negative image. Typical elements of beautification include streetscape (plantings, seating, light fixtures, paving materials, public signs, etc.), building facade improvements, attractive signs that are in scale with the character of the area, screening of parking areas, and maintenance of public and private property. The primary objectives of the beautification effort should be to unify the business district, project a cohesive image, and create an attractive business environment. This is sometimes centered around a common theme which has significant meaning to the community. The aesthetics of the area have been greatly improved through the streetscape plan, noted above. Generally, downtown Grand Blanc presents a positive image of the community. Notable among the plan's recommendations are the additional improvements needed on the fringe of the downtown area to keep signs in scale and screen parking areas. Reuse of Existing Resources Downtown Grand Blanc has a number of interesting and delightful older buildings that provide a sense of character to the downtown. Continued use of these buildings should be encouraged. Cost of renovation versus new construction, will of course, be a consideration of the property owner. There are a variety of tax incentives available which can make the retention and renovation of these structures economical. Grand Blanc Community Future Land Use 64 ': •.. • • • • • • • �Efficient Access and Internal Circulation Existing Access and circulation problems pose a significant hinderance on realizing a viable traditional downtown in Grand Blanc. The character of downtown Grand Blanc is influenced greatly by the heavy traffic along South Saginaw. Because of this the downtown has not been permitted to develop into a traditional town center. The street acts as a significant barrier to the pedestrian environment normally fostered within a downtown. Accordingly, the land uses which have developed along South Saginaw are more reminiscent of a traditional strip development than of a downtown. l r t l I I l r I 'r I ( I Crossing South Saginaw, whether in a vehicle or walking, presents a formidable challenge at periods during the day, unless accomplished at a signalized intersection. This strong psychological barrier inhibits the close knit feeling often found in a downtown environment. In addition, the close setbacks impair the ability of many merchants to have the front door parking so valued in a downtown, although the rear parking works efficiently in most situations. Multiple Functions and Strong Relationships The downtown should contain a combination of uses - offices, services, retail, recreation, culture,and residential - to create vitality and support the economic activity of the area. Ideally, the retail activity should be located in a core area with all shopping functions grouped to facilitate pedestrian use and encourage spin-off buying. In some respects the downtown shopping center provides some of these characteristics, albeit in a strip mall setting. A variety of uses do exist within the downtown area. City Hall, the Heritage Museum, and the residential uses just outside the downtown core, fulfill the need for this variety. The only real weakness is the inability to identify or relate these uses to one another. While the streetscape helps unify the appearance of the area, the inability to relate uses from one side of the street to the other limit the effectiveness of creating a downtown core. Downtown Development Although an urban design study is necessary to determine the extent of parking and other downtown characteristics, some of the following should be considered for improving the design and function of downtown Grand Blanc. • Establishment of a central business association or ODA to promote commercial activity. The association may assist in the coordination of store hours, joint promotional activities, common advertising sidewalk sales etc. • Efforts are needed by individual owners to assure quality merchandise, maintaining building exteriors and grounds, and improving selection and availability of goods. Grand Blanc Community Future Land Use 65 �• Architectural controls to limit the overall size of structures and to ensure compatibility with other downtown structures and uses. • Revisions to a Downtown Business District in the Zoning Ordinance to implement parking, sign, setback, lighting, and landscaping restrictions. • Possible narrowing of South Saginaw through the downtown to improve the pedestrian environment and create a more traditional downtown setting. • Development of inviting pedestrian spaces, perhaps with an activity center for outdoor art festivals, band concerts, etc. • Regulations for the preservation of existing trees within the downtown, to complete the intimacy of the area. • Changing zoning regulations to promote unified building setbacks, rather than duplicating the front parking design common to strip commercial districts . • Alternative development strategies should be explored to determine the future of the downtown. These alternatives might include: Enhancement of the downtown as a service center, with convenience shopping goods. Provisions for specialty shopping, joined together architecturally and by site elements to create a cohesive center for the downtown. Neighborhood preservation strategies to prevent deterioration of nearby residential neighborhoods. Design features that would create a pedestrian atmosphere for the downtown . • Possible narrowing of South Saginaw within the CBD to provide a clear entry point to the downtown, slow traffic movement, and allow easier access to both sides of the street by pedestrians. Grand Blanc Community Future Land Use 66 • •.. "' •"" • • • • • • I �CHAPTER 7 TRANSPORTATION TRAFFIC CONDITIONS The road network in the Township and City of Grand Blanc includes portions of roadways under City, County, state, and federal jurisdiction. 1-75/US-10 and 1-475 are federal routes, while Dort Highway (M-54) is a state route. These highways, together with South Saginaw Road (former state route-Dixie Highway) are regional arterials which carry north-south traffic from the Flint metropolitan area to the Detroit metropolitan area. An efficient system of County roads operated and maintained by the Genesee County Road Commission link the Township and City with adjacent communities. Road Conditions Many of the two-lane roadways in Grand Blanc area are in fair to poor physical condition, especially in the rural areas outside of the City. A number of these roads are in need of minor repairs. This is generally attributable to the amount of development which has occurred in the area and the state-wide lack of maintenance funds to keep up with this development's impact on the roadways. In addition, road widths are narrow with soft shoulders. Much of this is a result of the development which has taken place in the Township in areas that were formerly rural in nature, with low traffic volumes. As development has occurred volumes have increased and changed the roadway's functions from rural routes to principal access roads to developing subdivisions and commercial areas. l I The Township has an active program for upgrading the paving of subdivision streets and converting gravel roads to pavement. Upgrading of roadway pavements has been facilitated by the use of Community Development Block Grant funds in areas which meet the qualifications of low and moderate income family benefit. The City of Grand Blanc maintains its own roads through the Department of Public Works. Traffic Volumes J f l t I Traffic count information was provided by the Michigan Department of Transportation (MOOT), the Genesee County Road Commission (GCRC), and the Genesee County Metropolitan Planning Commission. Average daily traffic (ADT) counts are shown on the Traffic Volumes map (provided at the end of the plan). Heaviest volumes are near the City of Grand Blanc and on the north and west areas of the Township where development is concentrated. The most heavily traveled roadways are 1-75 and 1-475, South Saginaw Road, and Hill Road. Higher traffic volumes are usually closely related to the type of development activities along the road and also the functional classification assigned to the roadway. Updated traffic counts are needed, given the degree of development which has occurred in the Grand Blanc area. Grand Blanc Community Transportation 67 �Table 13 Traffic Counts, 1987 - 1989 ADT 20,000 and Over Grand Blanc Community Roadway Location ADT I-475 Between Maple and Hill Roads 28,937 I-475 Between Hill and Reid Roads 20,066 Hill Road Between Fenton Road and I-475 25,395 Hill Road Between 1-475 and Porter Road 26,906 Hill Road Between Porter Road and South Dort 21,943 S. Saginaw Between Grand Blanc and Perry Roads 23,466 S. Saginaw Between Maple Road and Dort Highway 22,489 S. Saginaw Between Center and Reid Roads 21,854 Sources: Michigan Department of Transportation (MOOT), the Genesee County Road Commission (GCRC), and the Genesee County Metropolitan Planning Commission Relationship of Business Vitality to Traffic Conditions High traffic volume is one of the major locational criteria for businesses. Many businesses theorize that they can attract a percentage of pass-by motorists, provided that the access is convenient. High traffic volumes have been a major contributor to the development of commercial businesses along such major corridors as Hill Road, South Saginaw, and Fenton Road. The growth of residential development in the Grand Blanc area has been a significant factor leading to the development of businesses along these corridors. Businesses moved into the area with hopes of capturing some of the market created by the new homes. As this development continued, the growth in traffic volumes created by new residents as well as the traffic generated by new businesses, accelerated. The increasing traffic volumes attracted still more businesses, and traffic volumes increased again. The cycle of new business development - additional traffic - new business development continues in the Grand Blanc Community. There is, however, a limit to how much traffic actually benefits businesses. When traffic volumes become so high that motorists experience frustrating congestion and delays, they may choose to shop elsewhere. There are numerous examples in Michigan of once thriving commercial corridors that have failed to react to traffic congestion problems and have witnessed business decline. Grand Blanc Community Transportation 68 �Most businesses in the community are still benefitting from the high and increasing traffic volumes. However, signs of business decline due to traffic congestion (and past land use decisions) are already evident in some areas along South Saginaw and Fenton Road, in particular. These signs include the establishment of marginal businesses, high business turnovers, and unkempt properties. If congestion intensifies in other areas, similar problems may appear, as stores either go out of business or relocate to more convenient areas. Eventually, pressure for competitive retail development centers may emerge along other corridors, such as the eastern stretches of Hill Road, Dort Highway, Perry Road, and the southern portion of South Saginaw, which may offer prospective customers "easy and safe access." Using the principles outlined in the Hill Road Corridor Plan could forestall these events and help the community keep commercial and other traffic generating land uses in planned locations. Accident Data ~ r l I Traffic accident locations were provided by the Michigan State Police, Traffic Services Division. The average number of reported accidents from 1986 through 1988 is shown on the Accident Data Map (provided at the end of this document). The highest number of accidents occurred at the intersection of Maple Avenue and Fenton Road, with an annual average of 39 accidents from 1986 through 1988. High accident locations are due in part to the high traffic volumes moving through the intersection, but may also be due to poor intersection design, and traffic signal timing. The second highest accident location is at Fenton Road and Hill Road where an average of 35 accidents occurred from 1986 through 1988. Another location with a high number of reported accidents is the congested area where Dort Highway, South Saginaw Road, and Hill Road come together. Twenty accidents a year occurred at both the Hill RoadDort Highway and Hill Road-South Saginaw Road intersections from 1986 through 1988. t ' r l t I Grand Blanc Community Transportation 69 �Table 14 High Accident Locations, 1986 - 1988 Grand Blanc Community Average # Accidents Location Fenton and Maple Roads 39 Fenton and Hill Roads 35 S. Dort and Hill Road 20 S. Saginaw and Hill Roads 20 Maple Road and Dort Highway 17 Maple Road and S. Saginaw 14 Baldwin Road bridge over I-75 14 Dort Highway and S. Saginaw 13 Hill Road and SB I-475 on-ramp 10 NOTE: The number of accidents shown represents a three-year annual average. Only locations with 10 or more accidents are noted. Source: Michigan State Police, Traffic Services Division, 1990. EXISTING ROAD CLASSIFICATION Road classification systems assist the Township, Genesee County Road Commission (GCRC) and the Michigan Department of Transportation (MOOT) in determining the order in which improvement projects should be completed, and to assist in the determination of appropriate land uses along each roadway. Functional classification assignments are based on the purpose of road segments for moving people and goods through an area in the most efficient manner. The existing road classification, or "functional classification," in the Grand Blanc area is shown on the Existing Road Classification Map (provided at the end of this plan) and listed in Table 15. Regional Arterials Regional Arterials are highways, often under County or state jurisdiction, which serve trips between communities and other major activity centers throughout a region. Roadways of this type are designed to accommodate large volumes of traffic, usually traveling at speeds ranging from 45 to 55 mph. Since the primary function of the regional arterial is to provide mobility, access to adjacent land uses may be limited in order to optimize capacity along the roadway. Grand Blanc Community Transportation 70 • • • �Arterials Arterials (major) are roadways which serve longer trips within an urban area, sometimes extending beyond municipal boundaries to connect to adjacent population centers or larger arterials. Major arterials are designed for moderate to large traffic volumes and speeds of 35 to 45 mph. Some access to adjacent development may be permitted from roadways of this type, but on-street parking and curb cuts are regulated to preserve capacity of the street. Arterials (minor) include roads connecting intra-urban land uses. These roads tend to accommodate slightly shorter trips than a major arterial. Roadways of this type are generally designed for moderate traffic volumes and speeds of 30 to 35 mph. More frequent curb cuts and on-street parking may be permitted in some cases. Minor and major arterials are usually not located within identifiable residential neighborhoods. Collectors The primary role of a collector is to provide access and mobility within residential, commercial, or industrial areas. They usually carry moderate traffic volumes and operating speeds of 25-35 mph. Access spacing and side streets may be closer together than on arterial roadways, and on-street parking is often permitted. Local Streets The remainder of the streets within the Township and City provide access to individual properties, with limited continuity and mobility. Local streets are designed for low volumes and speeds of 25 mph or less, with numerous curb cuts and on-street parking permitted. These streets are linked by collector roadways to other land uses or arterials. All roads not otherwise classified fall within the Local Street designation. Current functional classification maps of the City, County, and state were reviewed, generalized according to basic traffic engineering functional criteria, and mapped. This classification information is essential to understanding both land development patterns and future roadway improvements. Grand Blanc Community Transportation 11. �Table 15 Existing Roadway Functional Oassifications Grand Blanc Community, 1990 North-South Roads Regional Arterials: Interstate 75 Interstate 475 South Saginaw Road Arterials: Fenton Road Dort Highway Holly Road Center Road Belsey Road Collectors: Porter Road McWain Road Embury Road (Grand Blanc Road to Cook Road) East-West Roads Arterials: Maple Avenue (Fenton Road to Center Road) Hill Road (Fenton Road to Belsay Road) Grand Blanc Road (Fenton Road to S. Saginaw) Perry Road (S. Saginaw to Vasser Road) Baldwin Road (Fenton to past S. Saginaw to the eastern "urbanized boundary" per FAU map) Collectors: Reid Road (Dort Highway to Saginaw Street) Cook Road (McWain Road to Embury Road) Baldwin Road (S. Saginaw to Vassar Road) Maple Avenue (Fenton Road to Center Road) Source: I Genesee County Metropolitan Planning Commission Grand Blanc Community Transportation • • • • 12 �STREET SEGMENT IMPROVEMENTS With current traffic volumes, roadway congestion is increasing; road surfaces are becoming cracked, buckled, or generally worn; safety issues at intersections are becoming a concern; and roadway functional demands are changing. Increased development along major roadways typically intensifies negative traffic impacts on the community. An inventory was conducted of most of the arterial streets in the Grand Blanc community and the analysis and recommendations are described below. Dort Highway Recent improvements to this facility allow it efficient traffic movement along its length. No specific improvements are recommended to this roadway. However, care must be taken as new growth or redevelopment along the corridor continues to increase problems with traffic management. Application of access management principles will be necessary to maintain the capacity of the roadway to carry increasingly high traffic volumes. t I r On the other hand, there has been a fairly high average number of accidents at the Dort/South Saginaw /Hill Road intersections. Since each of these roadways perform an important function, either as Arterial or Regional Arterial roads, rerouting of any of them to improve the intersections is difficult; relocation could have the effect of creating more problems than would be solved. Continued study needs to be made of these intersections to monitor the type and severity of accidents and to make improvements where possible. ' Grand Blanc Road t Grand Blanc Road will serve as an important east-west route through the Township and into the City of Grand Blanc, particularly as development increases in Mundy Township and along Grand Blanc Road in the Grand Blanc communities. Traffic volumes are reaching the point at which improvements should be considered. Given the residential land uses which are planned along the majority of Grand Blanc Road, a four-lane improvement is recommended, with five-lane cross sections at major intersections. There are some right-of-way limitations which will impact future widening and costs. Widening is already underway along this corridor from South Saginaw to Seward Street. Holly Road The roadway surface from McCandlish to the City limits is generally in poor condition. Cracking, buckling, and disrepair are evident along this collector in the Township that carries traffic to 1-75 from the South Saginaw and the rest of the Grand Blanc area. Improvements should be made to widen the Holly Road section from the City limits south to 1-75 in the short term and farther south over the long term. Grand Blanc Community Transportation 73 �As new development occurs in the Holly Road/1-75 area, traffic volumes will have to be carefully monitored. Existing traffic volumes are already near those needed to justify a widening, since a two-lane roadway is generally at capacity with 7,000-9,000 vehicles per day. Further study to determine peak hour problems will be needed to determine the extent of the need to make short term improvements to this roadway. A five-lane or boulevard cross-section will be needed for Holly Road where right-of-way is sufficient, since most of the abutting, proposed land uses have moderate to high traffic generating characteristics. The five lane cross-section intersections will require improvements for left turns at Cook and McCandlish Roads, since these are likely to be traffic signal locations. Constraints to road improvements along Holly will include the railroad track and wetlands north of Cook Road. Also needed are improvements to the bridge at Holly Road and 1-75 to accommodate the wider cross-section including better turning radii. Some consideration should be given to creating a boulevard segment for Holly Road, where feasible. A boulevard would increase the traffic carrying capacity of the roadway by concentrating turning movements at selected locations. Intersection safety could also be improved by providing indirect turns as noted on the accompanying graphic. A boulevard would also present an attractive appearance from the 1-75 interchange into the Grand Blanc community. Given the extent of this potential improvement, which could eventually reach the entire length of Holly Road to the Township limit, a phasing of improvements is warranted. The following phases are recommended: • • • • Phase 1 Phase 2 Phase 3 Phase 4 South Saginaw to McCandlish Road McCandlish Road to Pollock Road Pollock Road to Baldwin Road Baldwin Road to south Township limit Holly Road/1-75 Interchange As development continues in southern Grand Blanc Township the City, Township, Holly Township, develops and road authorities should evaluate improving the design of the 1-75 interchange at Holly Road (refer to the "Future Land Use -Areas of Interest" section of this plan). Pollock Road The proposed land uses along Holly Road, particularly between Cook and Baldwin Roads, will place additional traffic pressures along Pollock Road. As this development occurs, improvements will have to be considered for at least one-half mile west of Holly Road. Grand Blanc Community Transportation 74 �Fenton Road Improvements to the northern portions of Fenton Road are somewhat constrained by development, which lacks setbacks from the street pavement. Over the long term, a boulevard cross-section would be desirable to maintain traffic carrying capacity, improve safety, and provide an attractive roadway. In the short term, pavement improvements are necessary; portions of the roadway are cracking and buckling, especially from Maple to Hill Roads. As described in the Future Land Use portion of the Plan, closing some of the side streets and adding to the available land for parking, landscaping, and setbacks will held improve the aesthetics and traffic conditions along this roadway. Land uses have generally suffered from traffic conditions and past land use decisions (lack of lot width and depth, parking too near the roadway, etc.). A careful review of zoning requirements for minimum lot sizes and widths will help avoid this condition in other locations. Perry Road The existing roadway is safely and efficiently accommodating traffic volumes. Roadway condition is good, driveway spacing is adequate and development along this route is well planned for a major corridor in the Township and City. Mid-range recommendations include widening the roadway to four lanes from Genesee Road to Belsay Road when warranted by traffic conditions. Although current traffic volumes (11,021 ADT) would indicate the need to complete this project, most of the traffic is currently residential in nature, accessing the new developments in the eastern portions of Grand Blanc Township and on into Atlas Township. It is likely that Perry Road could absorb at least some additional traffic without widening, particularly if Genesee Road were extended. Center Road Center Road is currently carrying a moderate traffic volume, even though much of its frontage is undeveloped. Future Land Use along Center Road is largely residential in nature. As new development occurs traffic should be closely monitored to determine the need for improvement. Hill Road Discussion of improvements may be found in the Hill Road Corridor Plan. r t I Grand Blanc Community Transportation 75 �• BOULEVARD INTERSECTION DETAIL NO TURNS CD NO SCALE Grtlnd Blllnc Community TrtlMpOrttltion 76 �I I I I I I I t I I I I I I 'I I I I Maple Road Maple Road is carrying a significant volume of traffic, particularly between Fenton Road and South Saginaw. Most of the development along this roadway, including within the City of Burton, is planned for residential purposes. A minimum of a four-lane crosssection is recommended for Maple Road, from Fenton Road to Center Road. Maple Road was widened to five lanes between Fenton Road and S. Saginaw in 1991. Baldwin Road The amount of industrially developed land, as well as the extensive industrial land use that is anticipated, may require improvement of Baldwin Road from one-half mile west of Holly Road to South Saginaw. The major element of this project will be the replacement of the bridge crossing 1-75 at Baldwin Road. Development along Baldwin Road east of 1-75 will require creative treatment. The route from the Holly Road industrial area may attract some amount of truck traffic, if not restricted. Although it would seem that the Holly Road interchange with 1-75 should carry the bulk of this truck traffic, it is likely that some drivers will use the South Saginaw interchange to Baldwin Road. To avoid this problem, the Township should work with the Michigan Department of Transportation to attempt to limit truck traffic to the Holly Road interchange, once improvements are made to accommodate this traffic. Setbacks along Baldwin Road should be reviewed as new residential development occurs to ensure that new homes are not adversely affected by truck traffic. Reid Road This is a narrow road with several residences and industrial uses along its length. The large amount of truck traffic using Reid Road to access the industrial uses present noise, safety, and degradation problems to the roadway. The industrial development along Reid Road should direct its truck traffic to the South Dort Extension, rather than South Saginaw. South Sagi.naw/1-75 Interchange As noted earlier, in "Future Land Use - Areas of Interest," the S. Saginaw /1-75 interchange should be improved to reduce its confusing and disjointed circulation. STREET IMPROVEMENT AND MAINTENANCE FUNDING Road improvement and maintenance funds will continue to be a concern as available revenue shrinks and other demands increase. The Township and City, along with the Genesee County Road Commission, have attempted to maintain streets to the best of their ability. Continued diligence and effective use of resources will be necessary to maintain an effective improvement program. Although funding resources are limited, there are a number of sources available, as noted below. Grand Blanc Community Transportation 17 �Federal Highway Administration (FHWA) The FHWA allocates federal-aid monies to states and local agencies according to the Federal-Aid Secondary (FAS) and Federal-Aid Urban (FAU) system of roadways applicable to roads in the City. In addition to allocating funds for these systems, federal funds are designated for special programs which go toward the elimination of unsafe roadway and traffic conditions on any federal-aid route, except for the Interstate system. Act 51 Funds This fund is generated from gas and weight taxes through MOOT and can be used for general road improvements including intersection reconstruction, paving, curbing, sidewalks, turn arrows, and streetscapes. Projects on primary road systems do not require a local match; projects on local roads generally require a 50% match. The City receives Act 51 revenue directly from the state; the Township receives its share through the Genesee County Road Commission. Highway Trust Fund The money in this fund comes from the federal government and is allocated to the programs described below. All of the money in these funds is then distributed to the Local Task Force. Contact should be made with the Local Task Force, through the Genesee County Road Commission, as soon as the Township or developer has a need for information on a proposed transportation improvement project. MDOT Transportation and Economic Development Fund (TEDF) The TEDF was enacted in 1987 to provide increased revenues to jurisdictions so that traffic demands created by economic development could be met. The fund is available to jurisdictions and the state to use for highway funding needs relating to a variety of economic development issues and is divided into six categories. The types of projects for which communities are eligible are noted under two categories. Category A Road projects related to economic development opportunities in agriculture or food processing, tourism, forestry, high technology research, manufacturing, or eligible office center developments. Category A projects are intended to improve the network of highway services essential to economic competition, improve accessibility to target industries as a catalyst for economic growth, support private initiatives that create or retain jobs, and to encourage economic developments that improve the health, safety, and welfare of Michigan citizens. In order to access this fund, the Township must work with the Genesee County Road Commission. For eligibility, projects must satisfy several requirements regarding proof of need, enhancement of economic activity, and support of governmental units. Local matching funds of at least 25% are required. Grand Blanc Community Transportation 78 �I I I J I I I t I I I.. I I I I -I 'I I Category C These funds are for the reduction of congestion on primary County roads and major streets within counties with a population greater than 400,000 through the addition of travel lanes, left turn lanes, or intersection improvements. Eligible two lane roadways (as of July 1, 1991 must have an average daily traffic volume greater than 10,000 vehicles. Volumes along a four lane roadway must exceed 25,000 vehicles per day. The overall goal of Category C is to promote increased economic potential and improve the quality of life by reducing urban traffic congestion levels. The objectives of the project must be to improve the operational level of service in heavily congested areas, reduce the accident rate on heavily congested roadways, improve the surface and base condition of heavily congested roadways, and improve the social, economic, and environmental conditions of areas adjacent to heavily congested roadways. The project must be located on a County primary or major street on a Federal Aid System (urban or secondary). Eligible applicants for funding under this category are limited to County and City road agencies and a 25% match is required. Project costs include all those related to highway construction except for routine maintenance. The local Federal Aid Urban Task Force, through the Genesee County Road Commission, reviews all proposed projects and makes recommendations for funding to the State Transportation Commission on a quarterly basis. Special Energy "Overcharge" Fund This grant is issued by the Department of Commerce (DOC) and MOOT for projects related to energy conservation, such as linking traffic signals to provide better progression (flow). The amount allocated to Michigan varies annually. Highway Safety Planning Funds The Michigan State Police Department issues this grant for safety related programs, such as sign inventories and signalization studies. MDOT Bonding Programs Th: MOOT issues loans under this program for projects involving "heavy" road mamte~ance. The amount available varies because a variety of programs receive money from thlS source. Budget authority for this program must be specifically sanctioned by the state legislature. Economic Development Administration (EDA) This .s-i:ant i~ issued by the U.S. Department of Commerce, Economic Development Adm1mstratlon, for the funding of economic development (job creating) activities, including related road/infrastructure improvements. There is limited opportunity for use of this funding source, as it is annually subject to legislative approval/renewal. Grand Blanc Community Transportation 79 �Street Millage This type of funding mechanism can be used for general road improvements. The amount of tax received under this program varies depending on the millage rate approved by the individual jurisdiction. Special State Allocation The Michigan State Legislature offers loans for amounts up to $1,000,000 for the funding of projects linked to significant job-creating activities. Approval of this type of loan requires legislative approval. Bonding Programs A loan can be obtained from the Michigan Departments of Commerce and Treasury for the funding of general road and infrastructure improvements. The amount of the loan varies depending on the program, funding restrictions, and bond markets. Special Assessment Districts Locally financed improvements can be accomplished through this means which may include some cost-sharing by the local government and the balance of the cost spread among property owners who benefit from the improvement. Examples of such improvements include road improvements, sidewalks, or driveway openings or closings. Tax Increment Financing This approach allows either a Downtown Development Authority or an Urban Renewal Authority to pledge future increases in property tax revenues within a defined project area to payment for public improvements made to attract new private investment within the district. For example, street improvements could be financed with added tax revenues derived from new development or improvements to existing properties within a defined district. An important element of TIF financing is that incremental increases in property tax revenues from all taxing entities in the project area are allocated to payment of public improvements costs in the project area. Consequently, the revenue which is realized by these taxing entities from the project area, including the County and School District, remain constant until the costs of the public improvements are paid. It is important to realize that tax increment financing is only a viable financing alternative when there is strong assurance that new private investment in the project area is going to occur. Otherwise, little or no incremental increase in property values and tax revenues will occur, to pay the costs of public improvements. Grand Blanc Community Transportation BO �I l I J I I I t II l I I l I I I I I Downtown Development Authority Act 197 of 1975 authorizes a local government to create a Downtown Development Authority, or DDA, in order to "halt property value deterioration and increase property tax valuation where possible in its business district, to eliminate the causes of that deterioration, and to promote economic growth." ADDA has the authority to prepare and implement plans for redevelopment of central business districts, including the authority to acquire and dispose of property, carry out public improvements projects and issue bonds to finance such projects. The principal and interest on bonds of a DDA may be retired through use of tax increment financing (TIF), or through collection of user fees or rents. A Downtown Development Authority is created through enactment of an ordinance, following a public hearing and notification of all property owners within the proposed boundary of the DDA. The Board governing the DDA consists of 8-12 members, a majority of whom must be owners of property within the boundaries of the downtown district. Before a DDA may issue tax increment revenue bonds to finance downtown improvements, a "Development Plan" must be prepared which contains several items required by Statute. These include: • • • • Designation of the boundaries of the development area within which tax increment revenues may be derived; Existing and future land use plans for the development area; Description, location, cost and time frame of improvement to be made; Evaluation of relocation impacts on persons residing in the development area, and a plan for relocation of displaced households. Transit/Demand Management The Township should recognize that its growth may create the need for road improvements, the volume of which is likely to out-pace its ability to finance. As a result, other measures must be considered which will decrease the demand placed on these roadways. It is unlikely that the Township will find itself in a position of being able to build itself out of its traffic problems; adequate funds will not be available. Transit Accordingly, other measures must be sought. Providing additional transit opportunities should be addressed by the Township on a continuing basis. Increasing transit availability can have a number of benefits: Grand Blanc Community Transportation 81 �• Service may be provided to employment centers which may not be readily accessible to all income levels with the Township and metropolitan area, thus increasing the supply of labor for existing and future industries. Similarly, employment opportunities for existing and future Township residents will be made more available as accessibility increases. • Increased use of transit can have the effect of reducing the overall volume of traffic along major roadways, thus enhancing traffic safety, reducing congestion, lowering maintenance costs, and improving accessibility of land uses within the Township. Demand Management Transportation Demand Management (IDM) addresses travel needs through a combination of measures designed to reduce the number of single-occupant vehicle trips, especially during peak periods. By maintaining personal mobility while reducing vehicle miles traveled (VMT), the demand for new and/or expanded road and parking facilities is reduced and the performance of existing roads improved. Examples of TOM measures include: • • • • • • • • Car pooling Van pooling Transit services (route, express, subscription) Employer incentives for shared-ride travel or disincentives for single-occupant travel Parking supply and cost Flex-time Compressed work week Non-motorized travel The Township may find it in its interest to work with local employers, the Genesee County Metropolitan Planning Commission, the transit authority, and the Genesee County Road Commission to develop TOM strategies to reduce the long-term need for substantial road improvements. Sidewalks and Bike Paths Providing an efficient and useful non-motorized trail (sidewalk/bike path) system can also enhance circulation throughout the Township. Sidewalks should be provided where substantial pedestrian traffic occurs, or is expected to occur. This includes residential neighborhoods and major streets alike. As major streets are widened, consideration should be given to providing sidewalks and bike paths. Grand Blanc Community Transportation 82 • �I l I J I I I -t I II I I l Programs for meeting the need for additional sidewalks and bike paths must address two user groups; 1) those persons who use the trails as a method of reaching a predetermined destination, such as a school, park, or public building, 2) those persons who use the paths for fitness, health, and general enjoyment. Accordingly, planning efforts should undertake to determine the potential destinations for bike paths, and evaluate areas of population concentration where the paths have the greatest potential for use. The Township and City should work together to evaluate these factors and create a coordinated system of bike paths to connect major recreational areas and residential neighborhoods. Funding for bike paths may come from a variety of sources, including local millage, limited portions of road improvement funds, and state recreation grants. NEW ROADWAYS Genesee Road Previous plans for Genesee Road have recommended its extension south of Hill Road to Perry Road. This would provide more of an arterial for the City, Township, and County, providing access to northern portions of the metropolitan area and taking some traffic from other roads, including Belsay and South Saginaw. The need for road improvements along Belsay may be delayed with the completion of this project since traffic volumes east of Belsay on Perry drop by over one-third, indicating the use of Perry to access Belsay. Additional access to Hill Road will be necessary as the vacant land adjacent to Genesee Road north of Perry develops. This extension will also require intersection improvements at Genesee and Hill Roads to accommodate a potential traffic signal. Section Roads New residential development in the eastern portion of the Township will require that a road system be developed which provides service to those homes which will require access to major roadways. To avoid disrupting major residential areas, these internal collector streets may be designed to allow efficient movement to the arterial routes yet not take on the function of a collector street. This will require more of these sub-collector streets but will create fewer impacts within residential areas and moderate neighborhood traffic concerns. .I I I. I I Grand Blanc Community Transportation 83 �• Private Roads In the southern portions of the Township there are substantial areas of Rural Estate lands, which will have residential neighborhoods developed on large lots. A roadway system will be necessary in order to properly serve these areas. Rather than an extensive network of public roads, which are expensive to build and maintain, regulations may be developed to manage private roads. These regulations should take into account the possibility that the roadway would resort to public ownership and cover, at a minimum: • • • • • • • Easements for utilities Minimum rights-of-way and pavement widths Pavement construction standards, including pavement design and grades Minimum lot widths on private streets Maximum cul-de-sac lengths Maintenance responsibilities Permitting and review process Grand Blanc Community Transportt1tion 84 ' : ... "'" "'• "'• , �a I I J I I I t t l I I I I • l I I I I I CHAPTER 8 COMMUNITY FACIUTIES UTILI'IY SERVICES Water Services City water services are provided through six municipal wells drawing water from underground aquifers. The City is considering the addition of one well within the next five years. Although capacity would appear to be adequate water quality is a concern to Grand Blanc's residents. Water from the wells is currently untreated and softening is required in homes due to the hardness of the water. The City is planning the installation of individual iron removal facilities for four of the five City wells. This will improve the water's taste and remove odors. This project, to be completed in the fall of 1992, will greatly enhance water quality. Plans were underway in early 1992 for the Township to connect to the 72 inch water line running to Port Huron. Connections to this line are controlled by Genesee County and the Detroit Water Board. Capacity and lines will be expanded as development occurs. The public well system will be converted to a backup system. Most of the Township can eventually be served by this system. Lower density areas in the southwestern part of the Township will probably remain on individual well systems. Groundwater Protection When dependent on well water services, groundwater and well head protection is a concern. Protection of the groundwater sources is critical to the long term usefulness of the well system. To this end, consideration of a groundwater protection program for the City would be beneficial. In addition, some elements of a program may be beneficial in the Township to protect private water sources. The following steps may be followed to develop such a program. Data Collection A protection program begins with the collection of information that could affect groundwater sources. Data that will be valuable includes: • • • • Land Use Water and sanitary sewer facilities, including community well heads Topography and soils Aquifers and area hydrology This information will help identify surface water recharge areas as well as areas where groundwater resources may be at high risk of contamination. Grand Blanc Community Community Facilities 85 �Vulnerable Areas High risk, or vulnerable areas are those which provide the most opportunity for groundwater contamination. These can include visible areas, such as wetlands, floodplains, and standing water bodies, and those areas where the wells are shallow and have little earthen protection. The Floodplains and Significant Wetlands Map point to some major locations where these vulnerable areas may be sought. A relatively narrow band of floodplain splits the City east of South Saginaw and north of Perry Road. Smaller wetlands can be found in many areas throughout the City. Groundwater sources do not adhere to political boundaries. Thus the City is dependent on water recharge areas are outside its own boundaries. Regulation Groundwater quality significantly impacts properties dependent on well systems. Though much of the area will be connected to public water systems, protection of the groundwater remains an environmental concern. Potential regulations to help protect groundwater include zoning requirements for secondary containment of storage areas for potentially hazardous materials, specific provisions for the storage of hazardous materials and special use requirements for businesses using these materials. The broad range of potential hazards can be seen through a partial list of businesses which may use hazardous substances. A partial list would include: • • • • • • • • • Golf courses and landscaping services (pesticides, herbicides) Large parking lots, particularly those running into wetland areas Vehicle maintenance shops Laundries and dry cleaners Photography services Gas stations Metal manufacturing Printing Junk yards Sanitary Sewer Services Sanitary sewer coverage is adequate throughout the City and developed areas of the Township, with trunk and subtrunk sewer lines passing through the City, including service for Grand Blanc Township. Sanitary sewer service to the City and Township is contracted from Genesee County. The sewer lines in the City are at 76 percent (as of November, 1990). H capacity becomes a problem, additional sewer capacity can be purchased from Genesee County. Grand Blanc Community Community F11cilitie1 86 • • ,.• • •... .1' �a I I I I I I t I I ,e I I I I 'I I I I Township capacities are generally adequate but will require monitoring as lines are extended and development increases. The northeastern portion of the Township, where residential development has been most intense, is served by a sub-trunk sewer running through the City and branching north and south from a point just west of Belsay Road from Perry Road. Other sub-trunk lines serving the less developed areas of the Township run from Fenton Road east and south of Cook Road, south of Baldwin to Holly Road. Additional lines from that point are in the design stage. Major extensions of sanitary sewer service will be restricted by funding availability. As a matter of policy major new subdivisions, developed at densities greater than 1 unit per acre should be required to provide public sanitary sewer services. Storm Water Control As with any community, storm water drainage is a constant concern, particularly in areas where development is occurring and in older areas. One alternative stormwater solution being implemented in some communities is Master Storm Water Detention. This program involves the development of central areas for storm water management. Land is purchased that lies in natural storm water detention areas, such as floodplains, wetlands, and low lying parcels. Watershed analysis is conducted to determine the locations most suited for storm water storage. These areas are then purchased and developed for storm water detention. The program can be implemented through a special assessment district, since each property owner in the watershed will benefit through the ability to channel drainage to the central location, or Master Pond. The advantage to the property owner is the ability to use more of the land for development and channeling storm water to a central source. The advantage to the Township is the assurance of continued maintenance. COMMUNITY FACILITIES McFarlen Library This library is located at the northeast comer of Perry Road and Curwood Drive in the City of Grand Blanc. Development of this facility was assisted by gifts from local residents. This centrally located library serves the needs of Township and City resident and is part of the Genesee District Library system. Grand Blanc Community Commons This 137 acre facility includes a vacant parcel of land located north of Perry Road and east of Curwood Drive. This unimproved parcel is open to the public and a walk bridge was completed in 1991 connecting the parcel with nearby residences. No improvements ~e J?lanned for this facility other than the walk bridge and nature trails. Parking for this site 1s accommodated at the adjacent Mcfarlen Library. Grand Blanc Community Community Facilities 87 �Medical Services The residents of the Township and City of Grand Blanc generally use health care facilities in Flint. A proposal for the construction of a hospital at Pollock Road and Holly Road would significantly upgrade the availability of health care services for Grand Blanc residents and for the population increases expected in the southern Genesee County and northern Oakland County areas. PARKS AND RECREATION Five-Year Recreation Plan The Grand Blanc Parks and Recreation Commission, which serves the Township and City, has a current Five-Year Recreation Plan. The Plan identifies five (5) deficiencies, including: 1. Softball/Baseball Fields Additional fields and improvements to existing fields. 2. Senior Activity Center Facility size inadequate; additional parking needed. 3. Large Play Areas Areas for soccer, football, non-organized activities needed. 4. Completed Recreation Area Enhancement of Bicentennial Park. 5. Lake Development Bicentennial Park lake development for water activities. A five-year program was developed to correct these deficiencies and provide additional recreation facilities and programs. Since the Plan was prepared, the following public park/recreation facilities have been added or modified, and do not appear in the plan report: • Three acres have been acquired for passive recreation in the City of Grand Blanc, north of Reid Road and west of South Saginaw. • A Senior Citizen Center has been completed, with activities organized by the Parks and Recreation Commission. The Center is located southwest of Saginaw Street off of the east side of Holly Road and is placed on a 2.5 acre site. Demand may be sufficient for the development of another senior citizen center within the next five years. • The Mayme Anderson Pocket Park at Ezra Perry Center on Saginaw Street has been completed. This is a passive park with two benches and landscaping, donated by friends and relatives of Mayme Anderson. Grand Blanc Community Community Facilities 88 ; • • • • ,' • • • • • I • �I I I I I I I I • Construction of Foot Bridge over Thread Creek at Grand Blanc Commons Park has been completed. This will provide access to Commons Park from the library site. • The Grand Blanc Golf Course is a 165-acre course which is open to the public. • Deer Park is a privately owned recreation area which is open to the public. The facility offers a parking area from which residents may observe a confined herd of wild deer. Trends and Analysis As is evident in the Park and Recreation Report, the major emphasis in the past 10 years has been development of active recreation, particularly at Bicentennial Park. This is due to the increase demand for organized field sports such as softball and soccer. Currently there are five additional softball fields planned for the park. This will use up the rest of the undeveloped land in the park reserved for that purpose. With this park nearing completion, emphasis is turning to acquisition of new park lands and facilities throughout the Township and City. Issues and needs previously identified by past master plans which continue to be valid include: • Softball Fields - Field lighting to program in more teams . I • Bike Ways - A bike way linking all residential area to park and commercial developments. I_ • Large Play Areas - Needed for soccer, touch and flag football. • Pavilion - or Amphitheater - To hold local summer concerts, plays and outdoor education programs centrally located to the Township and City. • Developed Nature Areas - Floodplain, wetland areas for walking and nature study. I I Recreation Facilities I, Rust Park I This 16.5 acre park is adjacent to Indian Hills Elementary School in the City of Grand Blanc. There is one tennis court, one joint use play field and ball field, a picnic area, and a nature study area available at this park. This park is programmed for recreation activities throughout much of the year. r l I I_ Grand Blanc Community Community Facilities - 89 �Bicentennial Recreation Complex This 147-acre park includes a picnic area with pavilion, eight tennis courts, playground equipment, four ball fields, eight basketball hoops, spectator facilities, fitness trails, nature study area, shuffleboard, horseshoes, two restrooms, and one additional play field. This facility is open to the public year-round. Improvements to be completed at this facility by 1992 include ball field improvements, general outdoor lighting improvements, development of additional softball/baseball fields, an additional picnic area (already completed in 1990), and additional toilets. Additional improvements will include irrigation systems for ball fields, additional sidewalks, and waterfront development but timing and funding sources for these have not yet been determined. Schram Street Park This two acre park is located in the southwestern corner of the City and provides a play area but no equipment. Due to objections by nearby residents, no improvements are planned. Indian Hill Floodplain This 11 acre site is not improved and has no recreational equipment. The City considers this floodplain area to be open space. The site is often used for discarded grass clippings, leaves and debris during summer months. There are no planned improvements. Bush Street Park This neighborhood park consists of two acres mowed by the City. The site is used for various types of recreational activities by the surrounding neighborhood. The park contains no equipment. No improvements were planned in 1992. Kings Pointe Well Site This is a vacant two acre parcel owned by the City with no existing or planned recreational improvements. School Recreation Sites The Five Year Recreation Plan Update lists all the school sites and the recreational facilities available for public use. These facilities are used extensively for public recreational activities in addition to school-related functions. No improvements are planned for any of these locations with the exception of routine maintenance and baseball field improvements to be completed in the summer of 1991. Grand Blanc Community Community Facilities 90 �I l I / I I I I ti l I l I I l I IMPROVEMENT FUNDING Community Development Block Grant The Small Cities Community Development Block Grant (CDBG) Program was authorized under Title I of the Housing and Community Development Act of 1974. The Act has the effect of combining all of the various categorical grants previously administered by the Department of Housing and Urban Development (HUD) into one, more flexible program. The program replaces such individual grants as Urban Renewal, Model Cities, Open Space, Historic Preservation, Community Facilities and other similar grant and loan programs; but provides funding for only a few. The CDBG Program is of importance to implementation of community facility improvements because it provides a source of funding for such projects as business district improvements, economic development and planning. Projects which foster local economic development are especially attractive prospects for the Block Grant Program. Use of these funds for actual project construction is limited, unless evidence is provided of significant benefits to low and moderate income households. Land and Water Conservation Fund Financial assistance under the Land and Water Conservation Fund is available to states and their political subdivisions for planning, acquiring, and developing a wide range of outdoor recreation areas and facilities. The program is administered by the Department of Natural Resources. Grants provide up to 50 percent of the cost of eligible projects such as land acquisition, urban parks and playgrounds, nature interpretative areas, fishing piers and boat launching ramps. Communities must have a DNR-approved Recreation Plan in effect in order to be eligible for such funding. Michigan Recreation Trust Fund This state-sponsored program also provides grants for acquisition and development of recreation lands. Its restrictions are much like the Land and Water Conservation Fund; except that considerably more money is available. Eligibility for this funding source is also contingent on inclusion of the project in an up-to-date community parks and recreation plan. r l I I, I Grand Blanc Community Community Facilities 91 �l r I I I l t l I t I I I, I l CHAPTER9 PLAN IMPLEMENTATION The preparation of a joint Master Plan presents unique challenges to the City and Township. Many of the natural and man-made systems (creeks, floodplains, sewer lines, etc.) affect both communities. In addition, many of the services provided to the citizens of each community are duties of both units of government. As a result, each government is, to some extent, dependent on the other to respect the need to provide these services. This requires that each community be aware of the planning and development needs of the other. Many of the implementation recommendations presented in the Master Plan will require the close cooperation of the Planning Commissions, legislative bodies, and other groups in the formulation of a unified development plan. The following text describes recommendations for the implementation of this Plan. Table 16, which follows the text, presents a capital improvements schedule for the recommendations. PLANNING CONTEXT FORMATION OF A JOINT PLANNING ACTION COMMITTEE As development has continued throughout the Grand Blanc area it seems increasingly clear that efforts are needed to work on a regional basis to address problems with the provision of various services needed to sustain growth. Since these problems are regional in scope, affecting several communities throughout the metropolitan area, they need to be investigated on a regional scale and solutions proposed that will accommodate the needs of each community. To work cooperatively it is in each government's interest to begin to develop a consistent set of planning assumptions, regulations, and master plans that take into account the common character of the Grand Blanc area. One of the central outcomes of this Plan was to point out the need to consider planning programs in each community in a coordinated fashion. This document need not, and should not, be the last word in planning for the Grand Blanc area. A continuing, comprehensive, and coordinated planning effort needs to be continued, involving the Township and City. The most appropriate vehicle for continuing this effort may be the formation of joint, permanent planning committee to consider the common impacts new growth in the area might have on each community. Although not necessarily invested with any planning authority, such a committee could be the catalyst by which this planning effort could be continued. I I I Grand Blanc Community Community Facilities 93 �A number of joint projects could be undertaken by both communities, including: Corridor studies (Fenton Road, Perry Road, Grand Blanc Road, Holly Road, S. Saginaw and others). Recreation Plans. Bike Trails Plan. Public Service Plans. Groundwater Protection Plan. Master Pond Storm Water Plan. In addition, the City and Township could work cooperatively to develop uniform regulations for zoning, subdivisions, and other planning-related matters, some of which are noted as implementation recommendations. There are several options by which joint planning could be conducted. The three that would seem most workable are: • Project Specific Committees One method of organization may be based on the need to complete specific, individual projects for which specific committees could be developed. This would allow the Planning Commissions to maximize involvement of particular groups or individuals who may be interested in the topic to be addressed. It would also provide some flexibility to involve adjacent communities, where they are affected. This was the process used for the development of the Hill Road Corridor Development Plan. The disadvantage to this structure is the potential number of such committees that could be formed and the complexity of their structure, taking into account reporting procedures, meeting dates, and other factors present when involving multiple committees and multiple tasks. • Formal Planning Committee State law provides a number of vehicles for forming joint administrative committees or organizations providing planning services on a multi-jurisdictional basis. The precise structure and requirements of these vehicles requires additional research to determine which one would best fit the Township and City's requirements. The advantage of a more formal group is the clear delineation of powers, functions, and jurisdiction. Considerable discussion would have to take place to determine the division of duties between the Planning Commissions and the committee. Grand Blanc Community Community Facilities • • • • • : ,.• ,. • • �l • Standing Committees Standing committees could be formed to take on planning functions that effect both communities. The existing Park and Recreation Committee could direct development of a joint recreation plan. Other standing committees could include such topics as transportation planning, public service provision, land use review, and others as needed. The principle difference between this method of organization and the project specific committees is the broader area of coverage, which is by topic rather than individual, short-term projects. NATURAL FEATURES I FORMALIZE PROTECTION OF REMAINING WETLANDS l This may be achieved through any of the following regulations: ~ • • • • l I I I I l I I I Wetlands provisions in the Zoning Ordinance Formation of a Wetlands Review Board Developing public education program Wetland protection options: 1. Land Donation 2. Conservation Easements 3. Deed Restrictions 4. Property Acquisition Program ZONING/SITE PLAN PROVISIONS SHOULD BE DEVELOPED TO REQUIRE THE INCORPORATION OF NATURAL FEATURES INTO DEVELOPMENT PLANS One of the keys to securing quality development is to require careful site analysis and creative site planning. The objective of completing a site analysis is the incorporation of natural features into site development. This, in turn, allows new uses of land that do not irreversibly damage natural site features and attributes. The result is cost-effective development that allows preservation of natural features and systems, creating long term benefits for the environment and the community. Site plan review measures can be instituted to enforce this recommendation. While some of the existing provisions can be effective, clearer standards for review are needed, such as: ✓ I Grand Blanc Community Community Facilities 95 �1. The uses proposed will not adversely affect surrounding properties, or the environment. All elements of the site plan shall be designed to take into account the site's topography, the size and type of plot, the character of adjoining property and the type and size of buildings. The site shall be developed so as not to impede the normal and orderly development or improvement of surrounding property for uses allowed in this Ordinance, or to alter natural systems, including wetlands, wildlife habitats, woodlands, and other important natural features, as stipulated in the Master Plan. 2. The landscape shall be preserved in its natural state by removing only those areas of vegetation or making those alterations to the topography which are reasonably necessary to develop the site in accordance with the requirements of this Ordinance. Existing landscaping and land forms shall be preserved to ensure that proposed uses will be adequately buffered from one another and from surrounding public and private property and shall not adversely impact the natural drainage systems of the site. 3. Appropriate measures shall be taken to ensure that removal of surface waters will not adversely affect neighboring properties, natural drainage areas, or the public storm drainage system. Provisions shall be made to accommodate stormwater, prevent erosion and the formation of dust. The use of detention/retention ponds may be required, including watershed detention systems, where available. Surface water on all paved areas shall be collected at intervals so that it will not obstruct the flow of vehicular or pedestrian traffic or create standing water. DEVELOP A GROUNDWATER PROTECTION PROGRAM I Keeping in mind the City's dependence on well water as a community water source, and considering the areas of the Township not yet served by public water a groundwater protection plan would be beneficial to both communities. The following steps may be followed to develop such a program. Data Collection A protection program begins with the collection of information that could affect groundwater sources. Data that will be valuable includes: • • • • Land use Water and sanitary sewer facilities, including community well heads Topography and soils Aquifers and area hydrology . This information will help identify surface water recharge areas as well as areas where groundwater resources may be at high risk of contamination. Grand Blanc Community Community Facilities • • • • • • • • ; •1111 I. • • • 96 �Vulnerable Areas l I 'l a ll I_ I I High risk, or vulnerable, areas are those which provide the most opportunity for groundwater contamination. These can include visible areas, such as wetlands, floodplains, and standing water bodies, and those areas where the wells are shallow and have little earthen protection. The Floodplains and Significant Wetlands Map point to some major locations where these vulnerable areas may be sought. Regulation Development of regulations applicable to groundwater protection include zoning requirements for site plan review, secondary containment of storage areas for potentially hazardous materials, specific provisions for the storage of hazardous materials, and special use requirements for businesses using these materials. The broad range of potential hazards can be seen through a partial list of businesses which may use hazardous substances. A partial list would include: • • • • • • • • Golf courses and landscaping services (pesticides, herbicides) Vehicle maintenance shops Laundries and dry cleaners Photography services Gas stations Metal manufacturing Printing Junk yards. LAND USE I CONSIDER A CONSISTENT SET OF DESIGN STANDARDS FOR ACCESS MANAGEMENT, LANDSCAPING, ARCHITECTURAL QUALITY, AND SIGNS I In order to ensure that development in the Grand Blanc area maintains a consistently high degree of quality, the Township and City should undertake an effort to develop and maintain a unified set of development guidelines and standards covering each of the following areas. I -I I ,~ I Access Management One measurement of the efficiency of traffic movement is the capacity of a roadway to accommodate the traffic pressures placed on it. Preserving this capacity is one way to prevent costly roadway improvements. One way to preserve capacity of the roadway is through the control of driveways. Transportation studies have consistently shown that the number, design, and location of driveways can have a great effect on the ability of roads to safely move traffic and provide access for adjacent land uses. Grand Blanc Community Community Facilities 97 �The number, design, and location of driveways along the major roadways in the study area will affect traffic flow, ease of driving, and accident potential. Every effort should be made by the Grand Blanc community to limit the number of driveways and encourage access from side streets, service drives, frontage roads, and shared driveways. The most effective means of ensuring proper access management is the site plan review process, enforced through the zoning ordinance. However, in order to properly administer site plan review, each community should have a corridor development plan for the major road corridors within the study area, similar to that completed for the Township on Hill Road, preferably completed as a joint project between all affected communities along the roadway. Following the completion of the corridor plan, guidelines should be put into effect that can be used as a guide by the Planning Commission to ensure consistent application and enforcement of access management. Other standards for site development, including landscaping, could also be included in such a plan. Access Management Guidelines and suggested areas of implementation are provided in the Hill Road Corridor Plan, which is part of this Plan. Many of these guidelines can be implemented on the major corridors throughout the Township. Landscape Design Another important element of any development is landscaping. Landscaping can perform a number of vital functions, including screening, micro-climate control, improving aesthetics, and preserving the natural environment. The Township should accept guidelines and zoning ordinance standards for landscaping within their site plan review ordinance sections, similar to those used by the City. Landscaping is normally used to provide buffers between incompatible districts/uses and for aesthetic considerations for parking lots, strip commercial areas, and others. The first use, buffering, is generally considered as screening; greenbelts are used for aesthetic purposes (although there are other legitimate considerations). The City of Grand Blanc has adopted a successful tree planting program as part of the existing landscape program. Buffers Buffers are sometimes set up on a scale; the greater the differences in intensity between two uses, the more significant the size of the buffer zone. Usually, these differences are determined with respect to zone districts. For example, a single family residential district against an industrial district would receive the greatest buffer zone requirement. Since there are a number of occasions where this occurs, consideration of specific buffering requirements would be useful. Buffer zones are set up according to width and intensity of landscaping and/ or required walls or fences. Grand Blanc Community Community Facilities 98 �I t 'l I I I I ,, l I Topography Any landforms (topography) on the site should be respected and utilized to the advantage of the development of the site. Wholesale grading should be avoided and building sites allowed to blend into the existing topographic and drainage patterns of the site. Grading should be restricted to that necessary for the requirements of the building, parking, and other developed systems of the site. Other land forming may be used to soften the impact of the architecture and screen objectionable views. Existing vegetation Incorporating existing trees into a project's parking areas and roadways reduces the visual impact of broad expanses of pavement and provides instant shade to reduce glare and heat radiation. Additionally, it is less expensive to preserve a mature, high-quality tree than to install new nursery stock. Selective cutting of existing vegetation should be allowed only for the health of the trees and to allow specific views into the site. Preservation of existing trees should be based on the quality of the tree, its relationship to the site, and the value added to the development. Replacement trees should be of sufficient size to have immediate affect. Landscaping Three areas normally receive the most attention with respect to landscaping requirements: parking lots, commercial and industrial setback areas, and building landscaping. Of these, parking lots usually attract the most attention from zoning requirements, including setbacks, percentage of landscaped area, and others. These are normally enforced through a site plan review process. The attention devoted to parking lot landscaping is generally due to the unappealing nature of large areas of asphalt. Parking lot landscaping is also used, at times, to help direct traffic, reduce heat and glare from parking lots, and to help define edges of property or boundaries between lots. Architectural Quality The variety of uses that are likely to occur make enforcement of a consistent set of architectural guidelines impractical. Innovation and unique design should be allowed to flourish. In keeping with the landscape guidelines architectural design should, to the extent possible, take into account the natural features of the land. The building mass and shape should "fit" the natural characteristics of the site. Large, massive structures are most appropriate for sites with fewer environmental restrictions. Sites that are wooded and/ or sloping are most successful with less massive and informal structures that can be tucked into the existing landscape. Grand Blanc Community Community Facilities 99 �Signs Signs should reflect their function. Those uses which require a motorist to quickly identify and react to a business or service (impulse or frequent-service businesses) should have enough signs to adequately identify their purpose for the motorist. Those uses which require less identification should have smaller, less intrusive signs. Since signs are regulated by each community through specific sign ordinances, some coordination of sign provisions should be encouraged, particularly along major road corridors. Some specific sign provisions related to the Hill Road Corridor Development Plan would be applicable to other corridors within the Grand Blanc community. Regulations The key issue in developing regulations for access management, buffering or landscaping is the extent of the regulation with respect to maintaining diversity and originality. Tightly structured regulations allow very little room for creativity or for taking unusual conditions into account. Vaguely worded regulations will invite plans that only provide a minimum degree of compliance, without creative thought or intent. Effective regulations, for example, may require a specific number of trees per parking space, but the location of those trees would be flexible, but structured within general guidelines. This balanced approach is most effective, where the intent of the regulation is clearly indicated, especially through the use of graphics and general provisions. These regulations, however, must be specific enough to provide guidance, yet flexible enough to take differing conditions into account. IMPLEMENT A PROGRAM FOR GATEWAY DEVELOPMENT, DESIGNED TO PRESENT THE POSITIVE IMAGE OF THE AREA. THE GRAND BLANC GA'n:WAYS A community's physical image can be critical to its economic prosperity or even its survival as a desirable place to live. Quality of life and business attraction are, to some extent, dependent on the image a community projects. The physical image of a community begins to be formed at its edges, when one enters through a "gateway." The Grand Blanc community has a number of gateways, the most important of which are interstate highway interchanges, since many of the first-time travelers to the Grand Blanc community will likely use these highways to reach the area. Grand Blanc Community Community Facilities 100 • • • • •.. • "" II • • • �f, The 1-75 Interchanges To ensure a favorable impression of gateway development from the highway interchanges, care should be taken to control access, provide adequate setbacks, and require landscaping. Specific actions may be taken at the following described interchanges. Holly Road Holly Road is likely to attract significant volumes of traffic due to the planned development in the area, particularly between Baldwin and Cook Roads. Note is made in this Plan of the consideration of a boulevard cross-section for a widened Holly Road. The boulevard would enhance the rural atmosphere. Accordingly, highway services would be appropriate in the immediate interchange area. These services may include service stations, convenience stores, small retail areas, and restaurants. South Saginaw Although the interchange is located outside the Township boundaries, it is in the Township's interest to work with Holly Township and the Michigan Department of Transportation to redesign this confusing interchange. Given the amount of time a major improvement of this nature is likely to take, the formation of a joint planning committee with Grand Blanc Township, Holly Township, the Genesee County Road Commission, and various economic interests in the community would be beneficial. This process has been successful in other areas of the state where major road projects were desired. The joining of governmental and private interests is a benefit toward attracting state highway funds, particularly those which are directed toward improving economic conditions. Hill Road Much of the discussion involving this interchange is contained in the Hill Road Corridor Study which is part of this Plan. South Dort Extension Development around this interchange is restricted due to the cross section of the Dort Extension, which restricts access near the interchange. Other constraints include wetlands in the southwest quadrant, the proximity of Embury Road, which leaves a limited development depth between Embury and Dort, and the higher elevation of Dort as it meets 1-75. For these reasons, much of the planned land use in the area is oriented to residential or low intensity commercial uses. Grand Blanc Community Community Facilities 101 �ZONING DISTRICTS SHOULD BE REVIEWED TO ENSURE THAT THE ZONING ORDINANCE REFLECTS THE INTENT OF THE MASTER PLAN In particular, residential densities should be reviewed to ensure consistency with the Maste Plan. In addition, the Neighborhood Commercial and Office land use designations should be reviewed with regard to the available commercial zone districts . The intent of each of these designations is to allow a less intensive office and commercial district to limit traffic generation and provide suitable buffer districts between various land uses. Each of these districts should be reviewed to ensure that they continue to be limited to less intensive uses, or that the more intensive uses are only allowed as a special land use by the Planning Commission. DEVELOP A JOINT ZONING DISTRICT CLASSIFICATION TO ENSURE CONSISTENCY BETWEEN THE TWO COMMUNITIES Although some unique elements of individual zone districts will have to be preserved, the Township and City should develop common zone district designations with similar uses and regulations. The Township and City will continue to have some unique districts, such as the City's central business district. TRANSPORTATION MAJOR ROAD WARRANTED IMPROVEMENTS SHOULD BE CONSIDERED WHERE The following roadways are recommended for improvement: Estimated time for improvements is based on rate of development, as follows: Short Range Mid-Range Long Range 1-3 years 3-7 years 7+ years ROADWAY COMMENTS Grand Blanc Road • Phase 1 • • Phase 2 Phase 3 Grand Blanc Community Community Facilities Three lanes from Saginaw to Davis (under construction) Four lanes from Davis Street to South Dort Four lanes from Dort to Fenton Road 102 • • • • • • • • : �r ROADWAY COMMENTS Holly Road • Phased improvement to four lane boulevard • Phase 1 • Phase 2 • Phase 3 • • Four lanes from Holly Road west 1/2 mile Mid-Range improvement (as development dictates) Fenton Road • • Replace pavement (Short Range improvement) Four lane boulevard (Long Range improvement) Perry Road • • Widen to four lanes from Genesee to Belsay Roads Mid-Range improvement Maple Road • Widen to five lanes from Fenton Road to South Saginaw (1991 improvement) Widen to four lanes from South Saginaw to Center Road; Mid-Range improvement Pollack Road • McCandlish Road to Pollock Road Mid- to Short-Range improvement (as development dictates) Pollock Road to Baldwin Road Mid-Range improvement Baldwin Road to south Township limit MidRange improvement Baldwin Road • Widen to four lanes from Holly Road to South Saginaw; Long Range improvement (as development dictates) South Saginaw • Redesign and construct interchange with 1-75 Mid- to Long Range improvement (as funding is available) • COMMUNITY FACILITIES A STUDY SHOULD BE UNDERTAKEN TO COORDINATE DRAINAGE REQUIREMENTS WITHIN THE TOWNSHIP, AND TO INCLUDE THE CITY, WHERE APPLICABLE. A REGIONAL STORM WATER SYSTEM SHOULD BE INVESTIGATED. Generally, drainage requirements are enforced when development is proposed; drainage requirements are generally applied on-site, looking at each development as a single site. A major drain study should be undertaken by the Genesee County Drain Commissioner to plan one or more regional drainage systems. A regional drainage system would take the burden off individual land owners and allow natural drainage areas to act as storm water detention and/ or retention areas. Grand Blanc Community Community Facilities 103 �Where possible, existing natural wetlands should be used as stormwater detention areas . If no natural wetlands are present on the site, wetlands adjacent the site should then be considered. This concept would allow the use of contiguous wetlands as designated stormwater management facilities. If this alternative is not feasible, consideration should then be given to man-made detention basins. CONTINUE TO STUDY THE OPPORTUNITIES TO SHARE RESOURCES AND SERVICES, SUCH AS JOINT PLANNING EFFORTS AND PUBLIC SERVICE. As the tax burden increases at the state and local level, it is imperative that community services be provided in the most efficient manner possible. While the Master Plan stops short of recommending a full consolidation of the Township and City as a single governmental unit, some sharing of services should be considered. Fire and police coverage may be enhanced by a joint service arrangement which would enhance mutual support efforts which already exist. Utilities, including water, sewer, and stormwater management, could also benefit from such an arrangement. CONTINUE AND EXPAND THE CURBSIDE RECYCLING PROGRAM. Over the long term, reliance on landfills will no longer be a viable solid waste management strategy. Programs that reduce the need for expansions of landfill space are essential. The Grand Blanc community has taken a leadership role in Genesee County by researching and establishing a curbside recycling program. This voluntary program, already in effect, provides pickup service by a local disposal company of plastic jugs, tin cans, glass containers, and aluminum products. Expansion of newspaper recycling in the future is one improvement to be considered. The City and Township could also work toward purchasing only recycled paper products in the future - even specifying a percentage which should be "post-consumer" recycled material. GRAND BLANC CITY AND TOWNSHIP SHOULD CONSIDER A JOINT COMPOSTING PROGRAM. In addition to curbside recycling, community wide composting is a demonstrated method of reducing the waste stream which routinely may be headed for landfills. As with other forms of recycling, composting provides a usable end product which could be used by the entire community. Grand Blanc Community Community Facilities 104 • • • • • • • • �:Ila ,.. I.... Table 16 :'111111 ..... [:,al '. .... fWIJI 111!!1 '· !111■.1 ,111111!1111 ••~ r ~ ~ I~ ~ \ ·~ ~ SUMMARY OF MASTER PLAN RECOMMENDATIONS-1991 CITY OF GRAND BLANC/CHARTER TOWNSHIP OF GRAND BLANC1 MICHIGAN -• . • • Encourage a estate residential development on large lots (areas acres) primarily in southern portion of Township, east of 1-75 North of Cook Road, and Centennial Farm (between Dort Highway and Center Road, North of Hill Road). high I • Promote low density residential (.2 to three (3) units/acre) in designated areas but partirularly In the eastern and southern sections of the Township. high I • Medium density areas (3.1 to 8 units/acre) should be developed In designated areas but particularly In the areas east of 1-475 and south of Maple Road and north and south of Reid Road between South Saginaw and the City limits. High density areas (8 to 20 units/acre) should be promoted in designated ares but particularly in these existing and developing complexes on Maple Road, Perry Road, and Fenton Road, east of Parsons Road, north of Cook Road, and just north and south of the City west of Holly Road. high I • I I Planning Commission Township Board Planning Commission Township Board Planning Commission Township Board Planning Commission Township Board high 1 I • --, �·· ·r ·· l· '· · i • • • Office locations should be promoted primarily at Holly and Pollock Road south of 1-75, and Holly Road north of Cook Road to the City limits. high Neighborhood commercial uses are to be promoted at designated locations near residential areas but particularty at the comer of Hill and Belsey Road, Baldwin and South Saginaw along Fenton Road just south of 1-75 and at Hill and Porter Roads. Community commercial (general) are proposed at Hill Road and 1-475, Hillroad and South Saginaw and along South Saginaw, particularty north of the City limits. high Planning Commission Township Board • I high Planning Commission Township Board . I Planning Commission City Council Township Board • I 1 ;::JIII!l:l!i: :::/} . Promotion of general industrial areas on Holly Road (south industrial section), the GM facility between Oort Highway and South Saginaw (north). • I high Planning Commission City Council Township Board - • . . . Smaller industrial designations are proposed east of Oort Highway at northern most portion of the Township. Implementation of appropriate setbacks, access control and appropriate landscaping for gateway interchanges at Holly Road, South Saginaw, Hill Road and South Dort extension. Formation of a DOA for the City's Downtown Area Implementation of appropriate setbacks, screening, resulting and use intensity landscape standards for Holly Road (south of South Saginaw Road), South Saginaw Roads, Fenton Road (north of Hill Road), Perry Road (east of South Saginaw). I high I I high I high I high 2 I I • • I I Planning Commission Township Board Planning Commission City Council Township Board Planning Commission and City Council • Planning Commission City Council Township Board �~ ·~ ·~ ~ J1l!!!I _a .-- 11!11!!11 1llllllll 11111!!11 'QIII 111111111111 iwal[II --. ~ . ---. ~ :iffitj■.-ii,i:J!iffi■iffl~ijiii Ji ;i i i!iliJ; : :j i:i:;j ;: ;:i~iJi,il;:i:;: ': i:;:;:;:1;:;: i :il: : )i i:;l:!;ji:1 :;l Planning Commission Township Board • Implementation of access management standards on Dort Highway. high • Wtclen Grand Blanc Road to four lanes with five lane cross sections at major intersection~. medium s • Widen Holly Road from South Saginaw to 1-75 including resurfacing. Traffic will dictate two vs four lanes. high high high high I s s s medium s South Saginaw to Mccandlish Road Mccandlish Road to Pollock Road Pollock Road to Baldwin Road Phase IV Baldwin Road to south Township limits Phase I Phase II Phase Ill • • Road widening for Pollock Road is at least one haH mile west of Holly Road. Planning Commission Township Board GCRC • I I . .• . . City GCRC GCRC GCRC I GCRC I GCRC GCRC GCRC Improvements to Fenton Road: 1. Pavement irl1)rovements (Maple Road to Hill Road) I high Wtclen Perry Road to four lanes. I medium Widen Maple Road to four lanes from Fenton Road to Center Road. I high Bridge Replacement at I-75 on Baldwin Road . I Reid Road--Redirect truck traffic to South Dort Extension. I 2. Develop a Boulevard cross-section. 3. Closing selected side streets. • . . • .• . low high - s City/Twp JGC RC medium L -GCRC -- high s GCRC GCRC - 3 lill... ., �.---•-•• ••• • Improvements of interchange circulation at South Saginaw and 1-75. medium L MOOT GCRC Planning Commission City Council Township Board • Create a coordinated system of bike paths. (Master Plan) medium s • Extension of Genesee Road south of Hill Road to Perry Road. medium L high s • medium s • high s • Planning Commission City Council Township Board : : =:1111~1::111111:: : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : :=: : : :,: : : : : : : : : : : : : : : : : : : : : : : : ::: : : : : ;: =: : : : : : : : : : • • • Development of a groundwater protection program. (City and Township) Development of a Master Storm Water Detention Plan. (City and Township) Improvement at Bicentennial Park-including irrigation system for ball fields, additional sidewalks, and waterfront development. City Council Township Board City Council Township Board Special Assessment Districts CBDG : J~mij,J.ffliii■.iffi::=•ffiaat.rgri.l !': : :j :Ii: • • Formation of a Joint Planning Action Committee. (City/Township) high Formalize protection of remaining wetlands. high 4 • City Council Township Board Planning Commission City Council Township Board �"'WIii ..,.. ..._. . • . • ,.. ~ ,.. '111111!1 a ,~_a Jllllll!II !1111111111 .-. 11111111 1111111111 Zoning/Site Plan Provisions should be developed to require the incorporation of natural features into development plans. high I . Improve upon design standards for access management, landscaping, architectural quality and signs. high I • Review zoning ordinance districts to ensure that zoning ordinance reflects the intent of the Master Plan. high I . Continuation of the Curbside Recycling Program. high I TIME FRAME_;_ (1)-lmmediate = Within Two Years (S)-Short Term= Within Five Years (L)-Long Term = Five to Ten Years (O)-Ongoing - Begin within Two Years-Then Ongoing LEGEND: GCRC MOOT LAWCON CDBG Genesee County Road Commission Michigan Department of Transportation Land and Water Conservation Fund Community Development Block Grants GBTWP\master.pln\table 16 5 ...., --, --, ---, ~~,---, Planning Commission City Council Township Board Planning Commission City Council Township Board Planning Commission City Council Township Board City Council Township Board �111111-tllll_l __ FUTURE LAND USE _ _AVE · ---=,,,.. ---tr II u.,---1 . ····-~HI' i 1 1.~u•· LOR ,LJLl~i f;-I I .RD ------' L J~t~- -· iRr{'-"'t7· 1)) I Li. . ~lL------ n . .• ,..... 1 ii . i , c·. -- I ;i I 'r ----- ffit{JJ'·~-:) l,,,__ :c,ii~~\\ _/2~ ... U LDR -..... ~ ~~~-,.~_\\( ~r---RO - A"'· ,.,-~!, ...- ~•.", -I 3 - - - - - - ·LOR ii[ ~•,'·.fi~ : -.·~ lk)A ---- o::I - ~. . /.~.;f~ \1\~. ijltL l. \~'i wl er tJ' ~-~. ' -- --p4x=:==1 er · bU..J!!"'1 ~ t_P .._ . ~'_ RIL -----,---1 cl. - . - . \ •' \ if . I~ -·---11__ :_=-:_·~--2kl' /!'li~i :; ;,.· ""____ r--I30·-: ~==-:.,=-"":a'~ =l I :c I I -,J''- - -25 -- --- ~- I LOA ' ;~ ____RO~-: -~'·j 'I·-r -w ., I mr. , I . - - I· LDA - j. - - - - -- - I 36 - Aecomm~nd ■ d lor pl1nntt-d unll d11•,u1lopm•nt lo c lu1111e, I 1om11 •fld pr111rY1 11ourc••· n1tur ■ tt 1 I I I I ?,5 ~ J ,t. H UIUl't fttG I ... IIH ICll.l Utt r •..., City/Township of Grand Blanc ~ RURAL ESTATE (5 -10 ACRE LOTS, CLUSTER OPEN SPACE RESIDENTIAL AT SIMILAR DENSITY AT APPROPRIATE LOCATIONS) LOW DENSITY RESIDENTIAL (1-4 UNI TS/ACRE) PUBLIC/SEMI-PUBLIC ~ ~ ~ MEDIUM DENSITY RESIDENTIAL (4 .1•8 UNITS/ACRE) HIGH DENSITY RESIDENTIAL (8.1·9 UNITS/ACR E) --- - --NEIGHBORHOOD COMMERCIAL CL] LIGHT INDUSTRIAL COMMERCIAL OFFICE IOU\.O l .ullNll fU Nll II<. · · •· I . WA "'- 1. lr.Yl.101 1 WCH IOIM •i••N l UJ - IU I n lM"T. �B I I I I I I I I 1· I -I 'J FUTURE LAND USE R •.. !c~~J P" I -•.!;~ .... ..~ /·~·- · ~ ;; D . MD DR MOR I I 2' I ~. . City of Gr,oul BJ11~ - LOR ' . II ' 'J J• ·· •ALJ.,f c•q• c:::::J u,a LOW DENSITY USIDENTIAL c:::J MOR MEDIUM DENSITY KESIDENTIAL C=::J HDK HIGH DENSITY RESIDENTIAL c:=::i o oma C=::J NC NEICHIORHOOD C0MMEROAL C=::J C C0MMUNIT'\' COMMEK□ AL t::::J I LICHT INDUSTKIAL , ruauc I SEMl-ru•UC �11111111 FLOODPLAINS & SIGNIFICAN1~ WETLANDS J ; '-*.\,rr ~ mu~aJ) i\~ITTlrr----\~~Ii.Jee'~'•- ,I \ t:.~ . - n 1 t~--- ,,:1 ... ,,; '~, r· I I I I•. ,,-::.__,, - i 'B · -./' ~ -~- ~ ,_~- hln i ~o1~ - - - - - J -1..:-.:.;-,, ·, I i• - t• c::=J :: '~ a..'~ ~ .. \'\J~ d : •I . ..... - - . -- •I (I) ■ --:)~- ---■ ,-, ... ;-,,_ . I ~ ~'\,\ I . -~ -~ ·-•. ~ , IL '{; r~~-~- ~ 14 , b-_,..:\.-i - ,:, .~ - ·I I -·j~)~t1 iJ ;• .1• - · • '. . l~~: "" . I - . 1U I I ----- 13------- "'~·~..~' ■ " . 5- •I I■ ; C . 1~ I RD. I ~ I iI r--------r------- I "t->if-~. I I ~ ~I ~ I I '~CON1C ---- ' 1J-i o soa 1000 20D0 City/Township of Grand Blanc I I Legend ~ SCALE f" • 1000' ? rZl APPROXIMATE LOCATION OF 100 YEAR FLOOD PLAIN WETLANDS ~· , 33--- --- ~~? I I ·;;_5~ f? \ c:r,i~ I ---- -3 ~ .. .. 1:·~ .•li..■-■-•J~ C ~-:: i - • JANUARY ttto I ~~ UIJO"-~-r_j ill.~~J.-- - - •1~ IU ■ ~ \ ----\-- - -~-... I _-..:,.••~ 1 ......... I ......... ...•••.•.. • • • • e • • • e I e e e e e e •• e ' I , ........•. ............. • ell e • e e e • ...._. I ••••••••• l l --+-1 Sources : Flood Plain - National Flood Insurance Rate Map Wetlands - Fish & Wildlife Service, National Wetlands Inventory, 1981 THE WBDC GROUP \t, 1 : \ .:~. ' ·,;;:":':'. GOULD 11!: NOIN£Eft1NO INC. 2040 E, MAPLE AY!:NUE FLINT, MICHIGAN PHONE 70 - 1110 �,-- • r .-• • • • . • • " • • Ill,~ ' STEEP SLOPE AREAS \\ ,7 rr II MAt'Lr;, , ilETilrTTlrr--'\ ~r::.;;;:::::JbJ""'·"'- J , I I \ , , . - , "' G.\. ;;:=======~,..'.======:::::;~~=======;:::==::;-;====.;:;;;;;;;;~~='=~=,,=c;=:;=====: l.wtii '}:'.:.-,_..., I ---1i:I r-~-. I ~•• ,, I F:.,,, ··~ .. . , IJ II I I -----2..~~, "' . 1JL.LJ~if•~lu1.u)II _' ,,,----,,c::-:-7 ' ,, ,\~--7..:, -~ :r:.1 :,•1 \\1, n F..m '-._ . '1] . • . ~ 1 .., \@~i \ ....... . \ 11110'-l.W000'\1 1 ,/, \ -//'}:;;:~;., ,;, ' t.~,__...:1 ___ --_,_[t~'"~:~1;.i~ --·.- ,o• Hill. Sl.(NI i i i i -+ • I I I )\1' Y,1'3 ---- -- - - - - - -.- -ci, J --0:1 o:I 51 f- I I .µc, --- - •------- - 29 ----\ _______ _, ________ 32 J1 ' -r----- JANUA1'Y tltO Y'~ ~ 0 IOI 10H ecALi ~ SLOPE 6 - 12% IOH r • 10ocr City/Township of Grand Blanc ~ J:::;:;:I SLOPE 12% OR GREATER . I I - 36 i -----1 I ·- ®Jj{ .. -+-- I --25 I I ~• ,..,. ...,. Source : Genesee County Soil Survey r;· .. ~l~-'-4 _..__ _ _ - _ _: - - - - - THE WBDC GROUP '".' " ., :',', GOULD INONff.EfllNG tMC. H4.e I.. IU,"-! A'IINUI l'UNT, MICHtOAN l'MOMI 741-t1H �1 1 , • . • •. • • • •, fl, 1·-- EXISTING DEVELOPMENT PATTERNS AY.f.. I i : ! --- 13 --- :t I I V -· .. - - - · j . 0 0:: V I I I _, ,,.••,.,·.,<1-j -- 2 5 - - --- -I .., ~~:.:- \~~---, ~~ _L_ - ---~~ -·-\ I ~ • I " . )} ! ..... , , __.._, I I II ,~ ~ . '-. '~, . __JU-== ~~, I -- =.:::;::,=====~ I r--- -1 I - 6 ------ _, ---34 I I I % -' < ,\ : , I I I V I I I I II 1. / s ~ w e ~,, - ~ - '> 5'x ~. V ~ ,. . sc•u r-1000' City/ToJVnship of Grand Blanc _ •...::.- ~AY Legend reel SINGLE & TWO FAMILY ~ RESIDENTIAL loH:l MULTIPLE FAMILY ~ RESIDENTIAL : I I I I V ----- --31, - --- -- --+ --- ·-- 32 - -- .,_ •t0 .... fil2_ I I ~C• ''flxl . '-~ iil:I .1!£..1..J l~r.i V : :r~~. )_'.-.'.::-,.,, j JAMUAIIY - r-' ..I _ J - _ I I .,,,. ., ~• - - '"\--.. [TI [iJ COMMERCIAL 0 PUBLIC I SEMI • PUBLIC INDUSTRIAL __,-- --I ~--- - t 4•1 ls/0\ SERVICE I OFFICE W VACANT / AGRICULTURE THE WBDC GROUP AkU.1~1!~~~~.* ''\~~::(~:~:~ QOULO lNO...CUIINO rNC, H41 l. IIIIA,u: AVlNUI ,uNT, lltCMtOAN ~ I 74J•l120 �• r. r· -r· r- ~----~ •••••• ~ .TRAFFIC VOLUMES mm lfJ:fi•~;:;:. •·~ l !J IF '--~ 1 .i'--'lh- I I __ ., (-:-/5¥i _____ -'1- - - ;ox I i --·.- I Hill. GlCHS i•I • ·- _-l1_=~~-· :,_. . ■ L , ·-;RAND I~ •_ .. ~ ,, --;;-- ....... .:1...1 I -·1·I OF ~ ~lttJED 11 ......_ ·: i I '\'".9 . ■ -- _ ~.~. •I J. ------13 : ---.-::~-. r· ' 0,•'L.•• ! I : I I I ... ~N_Q__J_ 6 LA ;:, ' ' ■ J■-■,,-_ ·' I IJ , ~ ~- ' ." "" • ~ ~•~!·• \ I -------J - '', - ~'·. ··-c...... , 0:: I I 0:: ~- w ' M'CA · >JDLISH 1 ' . , • □ I■ _._,.. ' :, ,. ...,,.~ ' •r~)i ll ~ • I " 'I - . . :'\ y/,L.J "• ,o ,,c • C'Lc I I WI if ;~ _1__:·= . , J '-- N)] ,--;i . ' ,-,-, , ~ r·"-·•1 (fl, .JJI , - 30 -------- - - -- I -2'9, --- ~ \ I ,- - E!lia ___ _! I I TIA~;•~ : i,, io..;:;·:_;,~~1 ' -·-·- 1 !· __·_cc _ -------~ \.,\A/ " ' .. '' 2·'a POlLOCK -,-...... _,_ :: 1I ' a:n='!"I , z I , --- I :t~~f~'--j ~ : : " ~ -- -,,-,,~ j ? ~ ~ ~-~• _ . '-"- )J'V JANUARY 1910 - '\ _ __.___ - - --- .~:·;:·..::· City/Township of Grand Blanc i ,: i :, , : I, :' : : /2~==:=~§::='===~ ::::=: : , - ___ , ___ - '"\~ '.J --r I\ : 1-35- I I I I I I r-----i 6 _____ _ ,,,-. ,;),.,._,, -·a ~;-:.::.;... J '-'•""' mm I ?l ·---\ - --34 :' - ___ - L • I LIi L__- I R.l!::.i.:.U!v ' { ~I I ~ ~~:;~~~===J~~~===~\~~;~ : :=;'=====7 ~==k===~mmm9 f ' ;•is-;~-. _===~R9D I ' --=< • r~lz5: ------ ~ 1/.t ·.j~ ... /,j - 1 ~ , n-.- r; : ~~• I , [Lill :,I :: --- -- - - - - - - -- -----3 I' -------- -------- 32 , I - - - - - 2 7- ---- - I ~--- - . " . D ily Traffic (ADT} Counts , 1987, 1988,or1 A,e,age a 989 So"'" • MOOT, Genesee County Road Comm,ss,o . Geoesee Co"oiY Me>ropohta, I I I I I ____, - - - - THE _ . Planning Comm1ss1on WBOC GROUP 1 :\~~:~.' '~''. ···,:; :•,,;·, GOULD £NOINEl!'tllf0 INC. 20"0 £ . MAJtt.E AVENUE Fl.I NT, MICHfOAN P'HOHE TU -1 120 �,.I -~ r ■ --9.-tlrll'"11 • • -•--- -• · • ••• 11 ACCIDENT DATA I ~ r_. .Y~~;;;;r- ,,,, ' I I :.,;,',,- I ·-sr---i I • ----- j~~/s:j I - - ;o; M1~L OL;;. B.£1..Q =,,_ ,w ~-~ ~~,,.. . .u ~'.~,L--- I JI I ~I 1- I• • • 7~~=-, ~ •I ·-·GRAND jl~BLANC -~d~7f-1 _ ~ __d.. ; fl~f1l . !•1Ft e,p . i i /6 . ·, II ; ~ ~-~· -· -~ • I ------ -9----_, --J.ii-- . -- I• -+i \\. I .. ~I • i ■ I .V, u . -. I ■ : ' .J - - - - - - / 3 - - - - - - - i : ■ I I ~•-■-■~■-■-■ I' J I I : '13 I I -- I ----21 ---- .:I ! I I I"' ~ :· I •; I . . ~· I I m1 I I .,-, ,-~-~ -----\30------------- -2r t '~'"-"J \ TIRRmr.·~ i [!:'.jU : I : rI [? \ I I I I 1 I I v...._l ~ JANUAIIIY 1111 : ICALI : " r • too• City/Township of Grand Blanc >i I I s,,c,s' ~Pr~,. . _ .,., . 1 ~- , 1 ---+--_L__...,._ __ L~lf( L ~..... - . --- 25 ------- I I ------36 -----I I I I I I - -~ _1\ _ L io,..-c,,.,(.;-t- ____.._ _ I i I I 1 r'~'t·.,- .,s ~ ,~, - '?r!') ~ i '·'~->~~ 1~·- ►Jl----1---~4--- .. ., ,.,. ~~------3~ -------- -------- 32 --- .,,{,. -ot'!~'-:-~'--:'.:"- 1--~ t""'J,,·.~ \,,r g I riI:] ANNUAL AVERAGE ACCIDENTS, 1986 - 1988 • Two Year Average or Less .,===- fl ~ c,:J•l•fl(ll('" Source: Michigan State Police, Traffic Services Division ' i - -- I - THE -_-.-====----;! . WRDC GROUP ' '" ··. "' Qout.D lMQINHl'ltNCI MC. I040 L lilAPLI AVtNU& nJNT, ll)CMIQAN ,ttONll f4J - t1H �Ill • • • • • • • • • • • • • • • > c:, u0 0C: Cl.> ·~ -~ Cl.> E ~ E I.!) 0 ...--u . . 0,:, ~ 0 :5 :!: ~ cc 0 (/l cc 0 I- u w ...J ...J 0 u ...J ct u 0 ...J •• •• •• • z 0 H H ...J < u ct a:w I- cc ct H aw r:r; r:r; a: I < ~ u A < 0 ~ H r:r; H ~ ~ a:w 0 H li--4 ...J z ct ~ '-' z ...J .-~ -~~~-: . _,j~~~[Jj .,,......._. ••■•fl ct I- a: ct • • ■ ■ �l r·- r-r· r• ••••·• •• •·• •••• •• COMMUNITY FACILITIES ,i]fT sh.)? 1 l r.-:.jF,1 I s;~;. I J:1.t , I I r-~~-,-----,~: I I ~ ;, ··--· I• t• IJ 7 II I I I .,'1 ,,,, Pj ,. t,, ;;:::,_ .-f•t )•,'·· ,~·-i,,f~ f,' ·, :.1~r =·· I ~h \°L~'": ~_]j. i ,01 MILL •LtN R·I ~ ■- '~ t/ i I i : --- 13 ------ ! - I I i '?} - - - - -, --J - ~'1 I I a:: ~ ,"°' w - " . _,,,,., ..,,.,,....,7lt., !::\~ I I uI K I I I --,,r; I -- - -- -,- - -- - - -29 t • "'_-•'j~ \ : r-~- - I I Ai --------3 I I f? ' u L~,W"COIIWI C -~)fd'(J ~ ~ JANUA"Y 1'110 ..,__..L_ ___ : _,. I • " ' 1011 OCAa r - ••■- -1000' - -- 25 - ------ "t:.,11] h . ,f C ir.11 owns ip o Grand Blanc /-7,::=::::::::::::==~~~===::~~ [BJ rp7 I I I ,, ...... I I : ,-~ I · 4 --- -,- I _ . , , , __ _ \ \ I I · : ,. ,., ------ ---T--~ "y. I "-;.,r~:~\ -l:.---:'...\):I '~. II \;: ===::'==~;-;:::=~~ BAL~IN \ ~--i I l ,4 •1 ..--1 I II : . : r-----:r----I I 1 I . 1 , .~ I -,;.... .. ,\ h ~ -s:,,:~A ..... .. ''/.;<;:~ 1~~-!c=,': ........__ _ _ - r:~:~~~~~~~~~FcouRSES -+---' PUBLIC FACILITIES - SCHOOLS, CEMETERIES, u:.J CITY / TOWNSHIP BUILDINGS 1£187 Aerial Photography City of Grand Blanc Comprehensive Plan, 1981 Grand Blanc Township Comprehensive Plan , 1982 I I I __ I -- --- THC WBIJ( (,IHltll' QOUlD aNG9NIIIUNG INC. IHI L IIA"'--1: A'IINUI P'UtfT• ..Ct9CIAN PM0NI: Ul-9110 �, 1 - 1 · 1111 · 1 -ll ,-~1911 ■ l1 I .DEVELOPMENT SUITABILITY _J ::===;:==:_,-:=;-----=>::::::;:;;_fTTI ~ • ' ( ~~, !;, I s•--;·t.1 i!S~,c;: , :til :: .l:-. :.{:·,, I i!i: ,-~""'--''"'-' l~J I :;i I ' r-n ' r~~,;~~ r,;.,( I r------·-_-__,_1 t:., , •·.-,.••) I -~ :q: '. \ 6,,,,-,...,.,,.,.,.,. ·,J,,;~ 'iY'"i;· -.,- -,J..,~........ LJ.,~1'"'-=-"--' \ :: :: ::1 -..., . "'''-=" I . : ' - ~ - \-,-4~¾.e®i I I 0:: \; !._' ~ ;;-,/ <il___.li~~I ',' i ,'.,___,, 1,- ~I :~---i) ,.,,uwooo':, " _. 1- z m~ ,\ ~<".Whiaville . • . - ,•. ···-' & 1 I ~ •.;.,,~r_.,:, ::· {/ 1 · r.::~:::~ '" ' ·-;;.':'>'-1 I ~ . -= ••,., :;v. " " _ __ ___ _\~~-:~:.~;.,,}•'F; ~ ~ \ '""'"'"'~ , ,, . _: _ 1 I ... 1~:; 1 , , '--1- 1 '"""16' I - \~~;-A_ ),) l □tll~~ JJ . . ...,• : li_,r-~ ,"'--:rr~,~ ~ :~•::: """""'-lli.1"'-"L---1 ';:::;:::=~ N ~H1r3v······ ......., . -• " ''"""'" I II ~r:7 - ;:;::~~;:::.!.'!.-~--'-'-~!!=;;;~==-=r-===ii'~-~ I . U r I I - . , • 1, ·-E3f-- , ~~·--- ~ ___, ___ "__ ___ • , ::j_. . ~-- ~:::1 . I ~'.:'!.'-:~J "·' · I, t I _ __ I ~~ •' i -,, - +-- i l ~l ,\j I , ■ ' • 'dA I I 8W --■-■-■ y . ._, ,. :, GRAND I , /, / " I r I . '.\l g- - I 0 ' -- 13 ------' i - -~- " I j-·1. \;}) I I I I ~~ "'V..-' I r ;-1-4\<i; I - .. -21 -- -~i_; ~t ). I ?1 :, I ,;;. "c'; I I I .~,,~ I I .. ,. ~s r 1 ' ______ ,____ -- .29 ' 1------- I ~ ,;_ / .--~·~ ---2 5 ---27- - ---- --,- --~ <t, >1 ---- - I I t= =,,.,-= ="'- -'- '' '' I I _I_ _ _ I I . TW I I C) I I ti:j : tn:_ ______3~ -- ---- -- -------rI 1 :k_ ,...:--~< c1.. • ,. ~ II I I I_ I i I I I I LA7£ .,"- C!'- ?J JANUARY 1110 sf44 - ----'-- --- L Legend ~ ~ 0 ,iii TIU WRl>l (,IU ll 'I' IIOO 1000 GOULD Utalftf.lEIU..Q INC. SCAU: f" • 1000' City/Township of Grand Blanc U40 l . MAllt.t: A'IUfUt: rUNT, lltCl-9QAN l"ffOMI us - •111 �~ ·- -- -• -• -• -• ••••• ■ • • 111 CITY OF BURTON (PLAN) LOCAL COMMERCIAL LDR MDR COMMUNITY SHOPPING 7 -. . : j'u AVE - ~ _'._r " k ... ~ffi:J~· i~ I "RES. SUB. AG" N .~~l.1 ... ·•• ' ~ REGIONAL RETAIL C- 3 I - . "RES . AG " L / ---- ra t fikG~J J~ml -=YL: fi:'lt1'--~-' •~ !.....=- •. ~ -:i C-3 []\!: ~ - : -· .... "RES. SUB. AG" - - -I ,.. LI IR -z z - c3 C, . . D ~ R1 ;;C.) .J '"., t •I C, I. 0 - 7 I.J - - - - · N Q: I a.. 5: Cl) z LDR C-3 Cl) z ::-::.-~; 1i. ;: :,; 0 l!itcAND! !SH I >0 z:::) ; '\ ·t--¥,'--J..,,., - -- , - - . . -- -,j . I) )~.j] - -\....J':L;'__ RO... · 7 J<:.~ ' ~- .. .. 24 ,] \ a: a: ' 'I 0 ;: I~ •"f' ?~' p I- ,: LOR ....J _ \:\~ ~ tl w' of ~ : :;;., :!'C :. , , i<t • - - - - - ,•- - - - - - , ll: 11 - 21- -2f II I RES . URBAN " ltjj""'· ·=_j E_ -3~ I '. ,.~ , -- - --4- - --- - -- 32 -- - >-i I . LDR ; ~ - - "RES . AG" RQ_ , _ - ~ - -[-I LD R · ,-.......:.v- , -- - 36 - - .11~ ... 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MAPLE AVENUE FLINT, MICHIGAN PHONE 743 - 9~0 �• • Hill • • • • • • • •■ Road Corridor Plan 1 9 9 0 ■ . · : • Grand Blanc Charter Township �SUMMARY of HILL ROAD CORRIDOR PLAN The Grand Blanc Charter Township has copies of the the full Hill Road Corridor Plan available for review or for purchase at the Township offices. �■ ■ ■ ■ • • • • • • • • • • • • • INTRODUCTION AND SUMMARY What is a Corridor Study? 'What type of development should be promoted along Hill Road in Grand Blanc Charter Township?" and "How can we avoid the congestion, high number of accidents, and ugly appearance which plagues other major roadways in Michigan?" Such questions about the future of Hill Road led to this comprehensive study of the six miles of Hill Road in the Charter Township of Grand Blanc, from Fenton Road to Vassar Road. Most major urban corridors in Michigan are characterized by congestion, an expanse of pavement, a proliferation of confusing signs, clutter and familiar franchise restaurants and businesses. The combination of these items over time creates indistinguishable corridors; they look about the same regardless of the community. The typical mid western corridor begins with scattered commercial development. This development generates traffic which attracts more development, until eventually congestion becomes so severe that the business climate deteriorates. Gradually viable businesses move on to new corridors. This trend is difficult to counteract since it usually occurs over a long period of time Hill Road Corridor Development Plan and thus is not readily apparent to community and business leaders. Unfortunately, it usually takes the closing or relocation of a major business or the need for a multi-million dollar roadway improvement before the problems are realized. By then, it is often too late. Hill Road is already experiencing the benefits and problems generated by growth. Further development along the corridor needs to be carefully managed and coordinated. Hill Road has been undergoing the early stages of corridor development. Residents have noticed that, along with the benefits of growth, this important corridor is slowly beginning to duplicate the character of some unattractive and poorly functioning corridors in the Flint and other metropolitan areas . Numerous signals demonstrate the corridor needs an overall plan to meet community ~o~ls.. Individually, the signals may seem ms1gnificant. However the cumulative affects of the various elements needs to be evaluated while a vision for the corridor is still possible. Grand Blanc Charter Township l �II ■ ■ ■ ■ • • • • • • Introduction and Summary Existing Conditions and Considerations for the Future: Land Use Considerations: Traffic Considerations: Determining the most appropriate future land use pattern along Hill Road is a signficant challenge for the Township. A diversity of land uses along Hill Road is already apparent, including developments such as the Grand Pointe project near the I475 interchange, several shopping centers, numerous offices, a mixture of small businesses, several multiple-family complexes and numerous single family homes. Traffic volumes along the corridor reflect the development pattern, ranging from over 25,000 vehicles a day near the I-475 interchange to less than 10,000 vehicles a day along less intensely developed sections east of Saginaw Road. But with over 1500 new homes and several commercial developments eventually planned for the area east of Center Road, traffic volumes will dramatically increase throughout the corridor. The fi,ture land use plan eool'Ded through consideration of 'Darious factors and goals, which were sometimes conflicting: Narrow residential lot frontages also create potential for an undesirable proliferation of driveways. These poorly spaced driveways conflict with Hill Road's primary function to move through traffic. • • • • • • • • • • • existing land use patterns, current zoning designation, need to minimi:ze land use conflicts, desire to preseroe the natural en'Dironment, desire to preseroe the T'U1'al character, infrastructure capabilities/capacity, traffic generation of typical uses, the real estate market, desires of property owners, need to protect property owner rights, goals and objecti'Des of the Comprehensi'De Plan. Conflicts are already apparent between some of these uses. Several of the commercial uses along Hill Road are in converted single family homes. Some of these small lot developments provide ineffective buffers between commercial establishments and the stable residential neighborhoods to the north and south. Hill Road Corridor Development Plan One of the strategies of the Plan is to reject the · common fallacy that traffic patterns should dictate land use. In contrast, the Plan proposes a realistic land use pattern that is compatible with the township's character, needs and goals. The Plan recognizes the attractiveness of this high traffic corridor to commercial uses. In particular, the Plan acknowledges the trend toward intense development proposed along Hill Road in Mundy Township to the west, which may affect the long term viability of single family homes fronting Hill Road west of I-475. However, the Plan also realizes that, while a continuous commercial corridor may be desired by individual property owners, the long range effects would be detrimental. A continuous strip of commercial uses would produce more traffic than the roadway could handle, even with improvements, and would be incompatible with the many residential uses along the corridor. Grand Blanc Charter Township 3 �■ •■ • • • • • • • • Introduction ,ind Summary Balancing the Rights of Property Owners and the Community: Land Use: The Plan attempts to balance the property owners' right to a reasonable rate of return on their investment, as noted in recent U.S. Supreme Court decisions, with the township's right to require quality development consistent with community goals . The Plan may not always result in the highest profit for each property owner, but is considered to be reasonable. The overall result of the Plan should protect investments of property owners community-wide. Corridor Plan Recommendations: This study recommends: future land uses along Hill Road; roadway, landscaping and drainage improvements; and site design standards to promote quality development. The overall intent of the Plan's recommendations is to promote development along the corridor which complements other corridor uses and the community's image. Relationship to Comprehensive Plan: the Township An amendment to the Township Planning Act (Public Act 168 of 1959, as amended) in 1987 allows townships to prepare "subarea" plans for areas with unique physical characteristics. The amendment also states that once the standards of a subarea plan are adopted by the Township Planning Commission, site plans for developments within the designated subarea "shall comply with the Plan adopted." The Hill Road study is an element of the larger Comprehensive Plan prepared jointly by the City of Grand Blanc and the Charter Township of Grand Blanc, which will guide development decisions for both communities into the next decade. Hill Road Corridor Development Plan The land use recommendations of this study focus on interspersing commercial and residential uses to preserve the corridor's character and provide efficient traffic operations into the future. The proposed diversity of land uses, in conjunction with other measures, will help avoid premature and expensive public improvements. • Long term redevelopment of residential uses west of the 1-475 interchange with unified office uses. • The proposed Grand Pointe development should meet the need for intense commercial uses along the corridor. • The section from Porter Road to Dort Highway is appropriate for small to midsize neighborhood commercial and office uses, but should not serve as a continuation of the community-wide type uses envisioned just east of 1-475. • The area surrounding Hill Road's intersections with Dort Highway and Saginaw Street should be redeveloped as a commercial node to support the growing number of township residents and motorists in the area. • The farmstead, wetlands, Thread Creek, and Maplelawn Cemetery should be preserved as a transitional entry into the residential east end of the corridor. This area could be preserved by the Township and property owners through enrollment in the state farmland and open space preservation program, or a farmland or open space trust fund. • The area east of Center Road should maintain its residential character, with a limited amount of neighborhood- oriented commercial development. Grand Blanc Charter Township 5 �---- •■ ■ ■ • • • • • • • • • • • Introduction and Summary • • The Township should take a more assertive role in managing property access, and improving coordination with the Genesee County Road Commission in reviewing driveway permit requests. The Township and the Genesee County Road Commission should begin working toward construction of a boulevard in near the I-475 interchange. This will include a determination on the cross section (width) and right-of-way needed. • Right turn deceleration tapers should be required by the Genesee County Road Commission for major traffic generators (such as over 40 right turns expected during the peak hour) prior to granting driveway permits. • Driveways should be adequately spaced from other driveways and intersections to preserve traffic operations. Such requirements can be provided in the zoning ordinance to assist the Road Commission in controlling access. • Frontage drives, rear service drives, shared driveways, and connected parking lots should be used to minimize the number of driveways, while preserving the property owners right to reasonable access. Walk/Bikeways: Observations, worn paths, and the desires expressed by residents demonstrate the need for improving pedestrian facilities along Hill Road. The Plan recommends long term development of a sidewalk and bikepath system along the corridor. The plan proposes sidewalks west of Saginaw and a wider bikepath running along or near Hill Road east of Saginaw, to link the large residential developments with schools, parks, shopping areas and other neighborhoods. Hill Road Corridor Development Plan Drainage: The Plan offers general recommendations for drainage improvements for each major segment of the corridor. These include a combination of improving existing drains and constructing on-site stormwater retention facilities. Site plans should be designed to minimize the amount of impervious surface contributing to stormwater runoff. One suggestion is to provide maximum as well as minimum parking space requirements and/or a maximum percent of the site which can be covered with building and pavement. The Plan includes general, corridor-wide guidelines for visual elements, such as landscaping and signs. Segment improvements are noted for drainage improvements, roadway width, sidewalks and bikepaths. Specific site development standards are provided to help ensure quality and complementary development. Landscaping: Landscaping provides both aesthetic and functional benefits. The aesthetic benefits have been recognized by the U.S. Supreme Court as a legitimate public interest. In addition to the aesthetic benefits, landscaping provides environmental benefits, organizes traffic flow, decreases the rate of stormwater runoff and buffers incompatible land uses . The Plan suggests several landscape standards for future developments. • Provide trees, berms and other landscaping along the Hill Road frontage, such as one canopy tree and several understory plantings per each 40 feet of linear frontage . Grand Blanc Charter Township 7 �■ ■ ■ •■ lntroducHon and Summary boulevard. Similar, but smaller, signs or entry treatments could be used at the I-475 interchange and at Vassar Road. Implementation: Many Plan recommendations could be implemented by amending the zoning ordinance, review procedures and administrative practices; others will require a public-private partnership. The Plan provides a checklist (the open boxes) to help monitor implementation. Zoning Ordinance Amendments: ■ ■ ■ The Plan suggests several changes to the current Township zoning districts. Some of the recommended site design standards should be incorporated into appropriate sections of the zoning ordinance. Others are intentionally flexible to be used as guidelines to assist developers and designers when preparing development proposals, and to assist reviews by Township officials. I Q ■ ■ I I I I •I • Overlay District: The Plan recommends creation of a "Hill Road Overlay Zoning District." This district could provide separate provisions for permitted and special land uses, landscaping, building and parking lot setbacks, signs, and other regulations. Q Q Special Land Uses: Provide for "Special Land Uses" within the commercial and office zoning districts. These special land uses, as provided for in the 1979 amendments to the Rural Township Zoning Act, are those which may be acceptable in some sections of a zoning district following review and approval based on discretionary and nondiscretionary standards. Districts: The Plan recommends that the current zoning districts be restructured as follows: Hill Road Corridor Development Plan Residential - given the emergence of site condominiums, the zoning ordinance should list both maximum densities and minimum lot size for the various residential districts. Environmental characteristics and existing development character should be considered in determining maximum density. The Comprehensive Plan suggests density classifications. The two office districts could be combined into one Office-Service district. This district would permit low intensity office-service uses which are primarily or exclusively daytime operations, and thus have less impact on adjacent residences. High traffic generators would be listed as Special Land Uses. The four commercial districts could be combined into two districts-Neighborhood Commercial and Community Commercial, making ample use of Special Land Use provisions. Neighborhood commercial uses would be those serving the surrounding area (typically a one-mile radius) or those that predominantly serve traffic already on the street. Community Commercial would permit most higher intensity commercial uses, similar to the current B-3 General Business and Freeway Service Districts, but those potentially incompatible with residential uses or generating very high peak hour traffic volumes would be listed as Special Land Uses. Q Landscaping: Provide mm1mum standards for landscaping along the street, within parking lots and as a buffer from less intense uses. Minimum sizes at planting should be specified. Incentives should be provided for preserving existing large, healthy and durable species native to Michigan. Grand Blanc Charter Township 9 �•■ •■ • • • • • • • • • • • • • • • Introduction and Summary Other Roles: The public, business leaders and developers also have a role to promote quality. Many of the recommendations are minimums or guidelines. The private sector needs to work cooperatively with the governmental leaders and staff to promote managed high quality growth . While many of the Plan recommendations are intended to be gradually implemented as new uses are constructed, there are several corridor-wide improvements which will require public funding. The major public sector projects such as improvements to Hill Road, street trees and a sidewalk/bikepath system, will require support from the community and business interests. Hill Road Corridor Development Plan Grand Blanc Charter Township 11 �• • • • • • • "' Boland Drive to Porter Road : Fe nto n Road to 1-475: Widen Hill Road and R.O.W. to accommodate a 20-30 ft. wide grassed median if/ I . when both sides redevelop with unified office develapmen t. Res lrict to two access po ints by using a Frontage Road / con nected parking lots. Construct new stcrmwater 0 _,_,_,o_n_t_•g_e_p,_o_p_•_rt_ie_•~, _ _t_in_•_•_, West to Sherwood drain . Center Road to Belsay Road : Add s idewalk. Add street trees. 1-475 to Boland Drive: Widen Hill Road and R.O .W. to accommodate a 20--30 tt. wid e grassed median. Prohibit left turns from Grand Pointe Drive but add a one-sided signal at med ian crossover . 1 ◄t---A-d_d_•_t_,e_•_t _i,_ee_•_·_ _ _ _ _ ◄t-•-t_e_o_l•_n_d_•_n..,d Comp lete sidewalk. Antoinette . ► cou~mn 1-11tLCR£ST ~ ESTATES 0 Widen Hill Road to three lanes with curbs to accommodate traffic volumes and lett turns , while preserving residential character. Future office expansion at Center Road shou ld share existing Hill Ad . driveway. Install/require right-turn deceleration tapers at all high traffic driveways and minor cross streets. Develop an 8-fo ot wide bike path along Hill Road or through the parallel Consume rs Power right-of-way 1/4 mile to the south - long-term connection to Perry Road. Add street trees as area develops. Upsize / construct drains or stormwater sewers flowing to Myers Drain, which is scheduled for Improvement. Redes ign intersection to correct offset at Old f ra nklin. Porter Road to Dort Highway: Stormwater retention will be needed as vacant pareels develop. Redesign intersection to correc t offset .., t: Thread Creek to Center Road: North Side : I Frontage Road from Porter Place to Lincoln with very limited access. Close two of fiv e exis ti ng Porter Place/ban k/ 7-11 driveways . Add street trees . Add sidewalks . Improve Count y drain to the North to serve new developmen t. I I Maintain urban/rural transitional character. Encourage preservation cl Centenn ial farm. Main tain two-lane roadway with restricted access. Consider bike path 1/4 mile ◄►--•-o_u1_h_o_1_H_i1_1_Ad_._ Belsay Road to Vassar Road : _ _ _ _ _ , _____A_e_a1_;9_n_G _e _n_e_s_s_•_A_o_ad_an_d_ex_1_en_d_1o_c_o_n_n_ec_1_w_it_h_P_e_r_ry_A_o_a_d_._ _ _ _ _ _ _ _ _ _ _ _.._ LOR ci a: LOR 1. . . - - - D- r_a_rn_i_m_p_ro_v_e_m_e_n_t_n•_•_d_e_d_ , s_c_h_ed_u1_e_d_1o_r_1_9_9_1.________ , I LOR ci a: LOR Improve condition of existing two-lane road. Add center turn lane at all four legs of Belsay Road intersection. Add street trees as vacant areas develop with residential uses. UJ w ~ 0 :i: I MOR LOR 0[ r- LOR 8 ~ 8 ci a: a: < (/) (/) • L OR z 0 0 ~ ci a: >z . STOCk&RJOC( COMMONS < > ORCHARD LOR Exland S1raa1 : UJ u.. : HAVEN LOR ',IV I/' LOR changed zoning to commercial CORRIDOR PLAN/ LOR GIBSON RD . ci a: a: w >a: 0 C. REID RD. --1--1 Porter Road to Dort Highway: South Side: As area redevelops , require joint access and connected parking lots. Prohibit driveways (left turns) within 200 tt. of the Dort Highway intersect ion. Add street trees. Add sidewa lks. Establish new county drain in the South to serve this area ; otherwise on-site retention needed. * Co~nt agr&ement CORRIDOR-WIDE IMPROVEMENTS: Dort Highway to East of Saginaw: Minimize driveways. Add street trees. Complete sidewalk. Consider lower level lighting for "Whigville". Develop new drainage system running east to Thread Creek. TRAFFIC IMPROVEMENTS: • Incorporate access management standards for driveway spacing end location; minimize number of driveways; promote shared access. • Incorporate landscape standards for street edge, within parking lots , and to butter incompatible user, • Prohibit use or portable signs; promote ground signs. • Amend zoning ordinance to treat high tratflc generators es "Speclal Land Uses ... • EXISTING TRAFFIC SIGNAL 0 POTENTIAL TRAFFIC SIGNAL LOW DENSITY RESIDENTIAL ( 1-4 UN;TSIACAE) MEDIUM DENSITY RESIDENTIAL (4.1-8 UNITS/ACRE) HIGH OENSllY RESIDENTIAL (8-20 UNITS/ACRE) 111111111111 PROPOSED BOULEVARD • - - - PROPOSED FRONTAGE ROADS I REAR SERVICE DRIVES ~ - Hill Road Corridor Study· Grand Blanc Charter Township NEIGHBORHOOD COMMERCIAL I SERVICE 0 COMMUNITY COMMERCIAL OFFICE ~ ~.., 500 PUBLIC I SEMI-PUBLIC RURAL ESTATE RESIDENTIAL 1000 Road wldlhs no1 10 SC3le � 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 Grand-Blanc_Master-Plan_1991 Creator An entity primarily responsible for making the resource The WBDC Group Date A point or period of time associated with an event in the lifecycle of the resource 1991-11 Title A name given to the resource Grand Blanc Community Master Plan and the Hill Road Corridors Study Description An account of the resource The Grand Blanc Community Master Plan and the Hill Road Corridors Study was prepared for the Grand Blanc region by The WBDC Group in November 1991. Subject The topic of the resource Master plan reports Grand Blanc (Mich.) Grand Blanc Township (Mich.) Genesee 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/a01b93ec49703e9d910c761a396d7ad6.pdf a1b2cb0f12d5ea1f33b29489c628ae8b PDF Text Text C!TY OF GAY LORD OAYL0RD o , ~,mu11a 1. ~ · ZONING ORDINANCE "The CITY OF GAYLORD strongly encourages the use of the SWISS ALPINE MOTIF in the construction and/or renovation of all commercial buildings in the CITY OF GAYLORD to maintain, enhance and to promote "GAYLORD, THE ALPINE VILLAGE" and to symbolize the City's relationship with its sistercity, PONTRESINA, SWITZERLAND." �CITY OF GAYLORD ZONING ORDINANCE DESCRIPTION PAGE NO. PREAMBLE ................................................ 1 SECTION 1. PURPOSE ..................................... 1 SECTION 2. EXEMPTIONS .................................. 1 SECTION 3. CONSTRUCTION OF LANGUAGE AND DEFINITIONS ....2 SECTION 4. INTERPRETATION AND CONFLICT ................ 11 SECTION 5. DISTRICTS .................................. 11 SECTION 6. COMPLIANCE WITH THE REGULATIONS ............ 13 SECTION 7. R-1 SINGLE-FAMILY RESIDENCE DISTRICT ....... 14 SECTION 8. R-2 MULTIPLE RESIDENCE DISTRICT ............ 16 SECTION 9. C-1 GENERAL COMMERCIAL DISTRICT ............ 21 SECTION 10. C-2 CENTRAL COMMERCIAL DISTRICT ........... .24 SECTION 11. M-1 MANUFACTURING DISTRICT ................ .26 SECTION 12. OFF-STREET PARKING REGULATIONS ............ .27 SECTION 13. SPECIAL USE REGULATIONS ....................30 SECTION 14. NONCONFORMING USES .........................34 SECTION 15. SUPPLEMENTARY HEIGHT AND AREA REGULATIONS .. 35 SECTION 16. BOARD OF APPEALS ...........................39 SECTION 17. BUILDING PERMIT ........................... .41 SECTION 18. AMENDMENTS ................................ .43 SECTION 19. PENALTIES ................................. .44 �SECTION 20. ADMINISTRATION AND ADMINISTRATIVE OFFICER ..44 SECTION 21. VALIDITY .................................. .45 �PREAMBLE.................................................. . ... 1 SECTION 1. PURPOSE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 SECTION 2. EXE~PTIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 SECTION 3. CONSTRUCTION OF LANGUAGE AND DEFINITIONS . . . . . . . . . . . . . 2 SECTION 4. INTERPRETATION AND CONFLICT .. . ....... . ............... 11 SECTION 5. DISTRICTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 SECTION 6. COMPLIANCE WITH THE REGULATIONS ........... . . . ........ 13 SECTION 7. R-1 SINGLE-FAMILY RESIDENCE DISTRICT . . . . . . . . . . . . . . . . . . . . Use Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Height Regulations ............... . ............................ Area Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Front Yard . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Side Yard ........................... . ................. Rear Yard ..................... . ....................... Minimum Lot Area and Lot Width . . . . . . . . . . . . . . . . . . . . . . . . . . . . Minimum Floor Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Off-Street Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 14 14 15 15 15 15 15 15 16 SECTION 8. R-2 MULTIPLE RESIDENCE DISTRICT ........................ Use Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Height Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Area Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Front Yard . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Side Yard . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Rear Yard .......................................... . .. Minimum Lot Area and Lot Widths . . . . . . . . . . . . . . . . . . . . . . . . . . . . Minimum Floor Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Off-Street Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Bed and Breakfast Operations and Regulations . . . . . . . . . . . . . . . . . . . . . . . 16 16 17 17 17 17 17 17 17 18 18 SECTION 9. C-1 GENERAL COMMERCIAL DISTRICT . . . . Use Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . Height Regulations . . . . . . . . . . . . . . . . . . . . . . . . . Area Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . Front Yard . . . . . . . . . . . . . . . . . . . . . . . . . . Side Yard . . . . . . . . . . . . . . . . . . . . . . . . . . Rear Yard ... . ............. .. . . ..... Minimum Lot Area and Lot width . . . . . . . . . . Minimum Floor Area . . . . . . . . . . . . . . . . . . . Construction and Construction Materials . . . . 20 20 22 22 22 22 22 22 22 22 .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. . . . . . . . . . . . . . . . . . . . . ............. ............. ............. ............. ............. ............. .. ........... ............. ............. ............. �' SECTION 9.1 8-1 CENTRAL BUSINESS DISTRICT ......................... Use Regulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Height Regulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Area Regulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Properties Abutting Main Street ..................... . ........ Prop~rties Which Do Not Abut Main Street . . . . . . . . . . . . . . . . . . . . . . Construction Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Parking Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 23 25 25 25 25 25 25 SECTION 10. C-2 CENTRAL COMMERCIAL DISTRICT .................. . ... Use Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Height Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Area Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Front Yard ............................................. Side Yard ............................................. Rear Yard . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Lot Area Per Family . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Minimum Floor Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Construction and Construction Materials . . . . . . . . . . . . . . . . . . . . . . . Off-Street Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 26 27 27 27 27 27 27 27 28 28 SECTION 11. M-1 MANUFACTURING DISTRICT ........................... Use Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Height Regulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Area Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Front Yard . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Side Yard . ............................................ Off-Street Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Rear yard . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 28 29 29 29 29 29 29 SECTION 12. OFF-STREET PARKING REGULATIONS .............. . ....... Off-Street Parking Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . General Rules For Determining Parking Requirements . ................. Location and Improvement of Parking Areas . . . . . . . . . . . . . . . . . . . . . . . . . 29 29 31 32 SECTION 13. SPECIAL USE REGULATIONS ............................. 32 SECTION 14. NONCONFORMING USES ........... . .................... 35 Nonconforming Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 Nonconforming Uses of Land . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36 SECTION 15. SUPPLEMENTARY HEIGHT AND AREA REGULATIONS ........... Modification of Height Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Modification of Area Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yards, Generally ................. .. . . ................... Accessory Buildings and Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Front Yards . ............ . . . . . . . .... . .................... . ... 36 37 37 37 38 39 �, SECTION 16. BOARD OF APPEALS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 Powers and Duties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 Appeals - How Made: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41 SECTION 17. BUILDING PERMIT ..................................... Building PerJllit Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Plats ...................................................... Certificate of Occupancy and Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 42 42 43 SECTION 18. AMENDMENTS .................. . ..................... 43 SECTION 19. PENALTIES ........................................... 44 SECTION 20. ADMINISTRATION AND ADMINISTRATIVE OFFICER ............. 45 SECTION 21. VALIDITY ............................................ 45 �<lAYL0R.D "The CITY OF GAYLORD strongly encourages the use of the SWISS ALPINE MOTIF in the construction and/or renovation of all commercial buildings in the CITY OF GAYLORD to maintain, enhance and to promote "GAYLORD, THE ALPINE VILLAGE" and to symbolize the City's relationship with its sister-city, PONTRESINA, SWITZERLAND." CITY OF GAYLORD ZONING ORDINANCE PREAMBLE The Zoning Ordinance of the City of Gaylord is enacted to regulate and restrict the use of land and structures; to meet the needs of the residents for food, fiber, energy and other natural resources, places of residence, recreation, industry, trade, service, and other uses of land; to insure that uses of the land shall be situated in appropriate locations and relationships; limit the inappropriate overcrowding of land and congestion of population and transportation systems and other public facilities; to facilitate adequate and efficient provision for transportation systems, sewage disposal, water, energy, education, recreation, and other public service and facility need; and to promote public health, safety and welfare; and for these purposes to divide the City into districts of the number, shape and area considered best suited to carry out said purposes; and to provide a method for its administration and enforcement and to provide penalties for its violation. The City Council of Gaylord, Michigan does ordain as follows: I. SECTION 1. PURPOSE. AN ORDINANCE to establish zoning districts and provisions for Gaylord, Michigan, including the administration thereof, in accordance with the provisions of Act 207 of the Public Acts of 1921, as amended: BE IT ORDAINED by the City Council of Gaylord, Michigan: This ordinance shall be known and may be cited and referred to as the Zoning Ordinance of the City of Gaylord. 1 �II. SECTION 2. EXEMPTIONS. The erection, construction, alteration or maintenance by public utilities or municipal departments or commissions, of overhead or underground gas, electrical, steam or water, distripution or transmission systems, collection, communication, supply or disposal systems, including mains, drains, sewers, pipes, conduits, wires, cables, fire alarm boxes, police call boxes, traffic signals, hydrants, towers, poles, electrical substations, cable TV, gas regulator stations, and other similar equipment and accessories in connection therewith, reasonably necessary for the furnishing or adequate service by such public utility or municipal department or commission or for the public health or safety or general welfare, shall be permitted as authorized or regulated by law and other ordinances of the City of Gaylord in any use district, it being the intention hereof to except such erection, construction, alteration, and maintenance from the application of this Ordinance. Ill. SECTION 3. CONSTRUCTION OF LANGUAGE AND DEFINITIONS. For the purpose of this Ordinance, certain terms and words are to be construed and are defined as follows: A. Words used in the present tense include the future; words in the singular include the plural number, and words in the plural number include the singular number; the word "building" includes the word "structure"; the word "shall" is mandatory and not discretionary. B. Accessory Building - A subordinate building, the use of which is incidental to and customary in connection with the principal building or use, and which is located on the same lot with such principal building or use. C. Accessory Use - A subordinate use which is incidental to and customary in connection with the principal building or use, and which is located on the same lot with such principal building or use. D. Alley - A public or private thoroughfare which affords only a secondary means of access to abutting property. · E. Alterations - Any change, addition or modification in construction or type of occupancy, or in the structural members of a building, such as walls or partitions, columns, beams or girders, the consummated act of which may be referred to herein as "altered" or "reconstructed". F. Automobile Repair - The general repair, engine rebuilding, rebuilding or reconditioning of motor vehicles or components, collision service, such as body, frame, or fender straightening and repair; overall painting and undercoating of automobiles. 2 �G. Basement - That part of a building having at least two (2) feet but not more than one-half (1 /2) of its height below the average grade of the adjoining ground. H. Bed and Breakfast - A single family structure in which lodging and a morning meal are provided for compensation primarily to transients and for periods not to exceed fourteen (14) days and nights. I. Billboard - A sign which directs attention to a business, commodity, service or entertainment conducted, sold or offered elsewhere than upon the same lot. J. Boarding House - A building, other than a hotel, motel, apartment hotel or bed and breakfast, where, for compensation and by prearrangement for definite periods in excess of one (1) week, lodging, meals or lodging and meals, are provided for three (3) or more persons, but not exceeding twenty (20) persons. K. Building - Any structure, either temporary or permanent, having a roof supported by columns or walls, and intended for the shelter, or enclosure of person, animals, chattels, or property of any kinds. L. Building, Height Of - The vertical distance from the grade to (a) the highest point of a flat roof, (b) the average height between eaves and ridge for gable, hip and gambrel roofs, or (c) the deck line of a mansard roof. M. Buildable Width - The width of the lot left to be built upon after the side yards are provided. N. Cellar - That part of a building having more than one-half (1 /2) of its height below the average grade of the adjoining ground. 0. Clinic - An establishment where patients are not lodged overnight. but are admitted for examination and treatment by a group of physicians or dentists practicing medicine together. P. Club - Buildings and facilities owned or operated by a corporation, association, person or persons for a social, educational or recreational purpose, but not primarily for profit and not primarily to render a service which is customarily carried on as a business. a. Day Care Center - Shall include "Family Day Care Home" and "Group Day Care Home" as such three (3) terms are defined by P.A. 1973, No. 116, as amended, being MCL 722.111 et seq. R. District - Any section of the City of Gaylord within which the zoning regulations are uniform or various combinations thereof apply under the provisions of this Ordinance. 3 �S. Dwelling - A building or portion thereof designed or used exclusively for residential occupancy, but not including house trailers, mobile homes, hotels, motels, boarding and lodging houses, tourist courts or tourist homes. T. Dwelling. Single-Family - A building designed for or occupied exclusively by one (1) family. U. Dwelling, Two Family - A building designed for or occupied exclusively by two (2) families. V. Dwelling. Multiple - A building designed for or occupied exclusively by three (3) or more families. W. Dwelling Unit - A room or suite of rooms used as a single-family dwelling, including bath an culinary accommodations. X. Family - An individual or two (2) or more persons related by blood or marriage, or a group of not more than five (5) persons who need not be related by blood or marriage, living together as a single housekeeping unit in a dwelling. Y. Filling or Service Station - Any land, building, structure or premises used for the sale at retail of motor vehicle fuels, oils or accessories or for servicing or lubricating motor vehicles or installing or repairing parts and accessories, but not including the repairing or replacing of motors, bodies, or fenders of motor vehicles or painting motor vehicles, and excluding public garages. Z. Floor Area - The square feet of floor space within the outside line of walls and includes the total of all space on all floors of a building. It does not include porches, garages, or space in a basement or cellar when said basement or cellar space is used for storage or incidental uses. AA. Frontage - The distance along a street line from one intersecting street to another or from one intersecting street to the end of a dead end street. AB. Garage. Private - A detached accessory building or portion of a main building housing the automobiles of the occupants of the premises. AC. Garage. Public - A building or portion thereof, other than a private or storage garage, designed or used for equipping, servicing, repairing, hiring, selling, storing or parking motor-driven vehicles. The term repairing shall not include an automotive body repair shop nor the rebuilding, dismantling or storage of wrecked or junked vehicles. AO. Grade - The average level of the finished surface of the ground for buildings more than five (5) feet from a street line. For buildings closer than five (5) feet to a street line, the grade is the sidewalk elevation at the center of the building. If there is more than one (1) street, an average sidewalk elevation is to be 4 �used. If there is no sidewalk, the City shall establish the sidewalk grade. The average level of the water where buildings or structures are erected thereon. AE. Home Occupation - Any occupation within a dwelling and clearly incidental thereto carried on by a member of the family residing on the premises; provided that no person not a resident on the premises is employed, no stock in trade is kept or commodities sold, no mechanical equipment is used, except such that is normally used for purely domestic or household purposes, no advertising sign is displayed other than a name plate not exceeding one square foot in area and there is no other exterior indication that the building is being used for any purpose other than a dwelling. AF. Hotel - A building or part of a building, with a common entrance, or entrances, in which the dwelling units or rooming units are used primarily for transient occupancy, and in which one (1) or more of the following services are offered: maid service; furnishing of linen; telephone, secretarial, or desk service; and bellboy service. A hotel may include a restaurant or cocktail lounge, public banquet halls, ballrooms or meeting rooms. AG. Housekeeping Cabin Park - A parcel of land on which two (2) or more buildings, tents or similar structures are maintained, offered or used for dwelling or sleeping quarters for transients, but shall not include boarding and lodging houses, tourist homes or motels. AH. Improvements - Those features and actions associated with a project which are considered necessary by the Municipality to protect natural resources or the health, safety and welfare of the residents of the City, and future users or inhabitants of the proposed project or project area, including parking areas, landscaping, roadways, lighting, utilities, sidewalks, screening and drainage. Improvements do not include the entire project which is the subject of zoning approval. Al. Institution - A nonprofit establishment for public use. AJ. Junk Yard - The use of premises for the open storage of old and dilapidated automobiles, trucks, tractors, and other such vehicles and parts thereof, wagons, and other kinds of vehicles and parts thereof, scrap building material, scrap contractors' equipment, tanks, cases, cans, barrels, boxes, drums, piping, bottles, glass, old iron, machinery, rags, paper, excelsior, hair, mattresses, beds or bedding or any other kind of scrap or waste material. A "Junk Yard" includes automobile wrecking yards and includes any open area of more than two hundred (200) square feet for storage, keeping or abandonment of junk. A "Junk Yard" shall include any premise upon which two (2) or more motor vehicles, which cannot be operated under their own power, are kept or stored for a period of fifteen (15) days or more. 5 �AK. Kennel, Commercial - Any lot or premise on which three (3) or more dogs, cats or other household pets are either permanently or temporarily boarded or bred and raised for remuneration. AL. Lodging or Rooming House - Same as "Boarding House". AM. Lot 1. A parcel of land adequate for occupancy by a use herein permitted, providing the yards, area and off-street parking herein required and fronting directly on a street. 2. Land occupied or intended for occupancy by a use permitted in this ordinance, including one main building, together with its accessory buildings and the yards, loading and parking spaces required herein, and having its principal frontage upon a street or upon an officially approved place. AN. Lot. Corner - A lot abutting upon two or more streets at their intersection. AO. Lot, Depth - The mean horizontal distance between the front and rear lot lines. AP. Lot. Interior - A lot other than a corner lot. AQ. Lot Lines - The lines bounding a lot as defined herein: AR. 1. Front Lot Line - In the case of an interior lot, is that line separating said lot from the street. In the case of a through lot, is that line separating said lot from either street. 2. Rear Lot Line - That lot line opposite the front lot line. In the case of a lot pointed at the rear, the rear lot line shall be an imaginary line parallel to the front lot line not less than ten (10) feet long lying farthest from the front lot line and wholly within the lot. 3. Side Lot Line - Any lot line other than the front lot line or rear lot line. A side lot line separating a lot from a street is a side street lot line. A side lot line separating a lot from another lot or lots is an interior side lot line. Lot of Record - A lot which is part of a subdivision, the map of which has been recorded in the Office of the Register of Deeds of Otsego County; or a parcel of land, the deed of which was recorded in the Office of the Register of Deeds of Otsego County. 6 �AS. AT. Lot, Through - Any interior lot having frontage on two more or less parallel streets as distinguished from a corner lot. In the case of a row of double frontage lots, all yards of said lots adjacent to streets shall be considered frontage, and front yard setbacks shall be provided as required . • Lot, Width - The width of a lot at the front yard line. AU. Main Building - A building in which is conducted the principal use of the lot upon which it is situated. AV. Mechanical Amusement Device - Any machine or device which, upon the insertion of a coin, slug, token, plate or disc, operates or may be operated as a game of contest of skill or amusement when the element of skill in such operation predominates over chance or luck. It shall include mechanical, electrical, or electronic video games; mechanical grabbing devices; pinball games; mechanical, electrical or electronic baseball, football, basketball, hockey and similar sports-type games; mechanical, electrical, or electronic cards games; shooting games, target games; or any other machine, device or apparatus which may be used as a game of skill and wherein the player initiates, employs or directs any force generated by such machine. AW. Mezzanine - An intermediate floor in any story occupying not to exceed onethird (1 /3) of the floor area of such story. AX. Mobile Home Park - Means a parcel or tract of land under the control of a person upon which one (1) or more mobile homes are located on a continual, nonrecreational basis and which is offered to the public for that purpose regardless of whether a charge is made therefore, together with any building, structure, enclosure, street, equipment, or facility used or intended for use incident to the occupancy of a mobile home and which is not intended for use as a temporary trailer park. AY. Motel - A series of attached, semi-detached or detached rental units containing a bedroom, bathroom and closet space. Units shall provide for overnight lodging and are offered to the public for compensation, and shall cater primarily to the public traveling by motor vehicle. AZ.. Nonconforming Use - The lawful use of land or a building, or a portion thereof, which use does not conform with the use regulations of the district in which it is located. 7 �BA. Nuisance Factors - An offensive, annoying, unpleasant or obnoxious thing or practice, a cause or source of annoyance, especially a continuing or repeating invasion of any physical characteristics of activity or use across a property line which can be perceived by or affects a human being, or the generation of an exces.sive or concentrated movement of people or things, such as, but not limited to: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. noise dust smoke odor glare fumes flashes vibration shock waves heat electronic or atomic radiation objectionable effluent noise of congregation of people, particularly at night passenger traffic invasion of nonabutting street frontage by traffic a burned out structure a condemned structure BB. Nursery, Plant Materials - A space, building, or structure, or combination thereof, for the storage of live trees, shrubs or plants offered for retail sale on the premises including products used for gardening or landscaping. BC. Nursery School - A daytime facility which has as its main objective a development program for preschool children and whose staff meets the educational requirements established by the State. BD. Nursing Home - A home for the aged, or infirmed in which three or more persons not of the immediate family are received, kept or provided with food and shelter or care for compensation; but not including hospitals, clinics or similar institutions devoted primarily to the diagnosis and treatment of the sick or injured. BE. Parking Space, Off-Street For One And Two Family Dwellings - A minimum of a five (5) inches compacted gravel area not in a street or alley and having an area of not less than 180 square feet, including driveways, permanently reserved for the temporary storage of one automobile and connected with a street or alley with a five (5) inches compacted gravel driveway, not less than eight feet in width, which affords ingress and egress for an automobile. 8 �BF. Parking Space, Off-Street For Three Or More Family Dwellings And All Other Structures - An area comprised of a minimum of five (5) inches compacted gravel base or three (3) inches of deep asphalt base (MSHD 4:09 specification) covered with a surface of prime and double sealcoat asphalt or two (2) inches of MSHD specification for 4:11 or 4:12 asphalt mix or an alternate of six (6) inche~ of concrete not in a street or alley and having an area of not less than 180 square feet, exclusive of driveways, permanently reserved for the temporary storage of one automobile and connected with a street or alley by a driveway constructed of the above specified materials and affords ingress and egress for an automobile without requiring another automobile to be moved. BG. Porte-Cochere - A canopy attached to a building and extending over a driveway, open on all sides except for the wall of the main building. BH. Premises - A lot together with all buildings and structures thereon. Bl. Setback - The distance required to obtain minimum front, side or rear yard open space provisions of this Ordinance. BJ. Sign - An identification, description, illustration, or device which is affixed to, or represented directly or indirectly upon a building, structure or land and which directs attention to a product, place, activity, person, institution or business. BK. State Licensed Residential Facility - A structure constructed for residential purposes that is licensed by the State pursuant to Act No. 287 of the Public Acts of 1972, as amended, being Sections 331.681 to 331.694 of the Michigan Compiled Laws, or Act No. 116 of the Public Acts of 1973, as amended, being Sections 722.111 to 722.128 of the Michigan Compiled Laws, which provides resident services for six (6) or less persons under twenty-four (24) hour supervision or care for persons in need of that supervision or care. BL. Story - That part of a building, except a mezzanine as defined herein, included between the surface of one floor and the surface of the next floor, or if there is not floor above, then the ceiling next above. A basement shall not be courted as a story. BM. Story, Half - A space under a sloping roof which has the line of intersection of roof decking and wall face not more than three feet above the top floor level, and in which space not more than two-thirds (2/3) of the floor area is finished off for use. A half-story containing independent apartments or living quarters shall be counted as a full story. BN. Street - A public thoroughfare which affords the principal means of access to abutting property. BO. Street Line - A dividing line between a lot and a contiguous street. 9 �BP. BO. Structure - Anything constructed or erected, the use of which requires permanent location on the ground or attached to something having a permanent location on the ground; including, but without limiting the generality of the foregoing; advertising signs, billboards, backstops for tennis courts and pergolas . • Structural Alteration - Any change except those required by law of ordinance, which would prolong the life of the supporting members of a building or structure, such as bearing walls, columns, beams or girders, not including openings in bearing walls as permitted by other ordinances. BR. Swimming Pool - Any structure with accessories, including preassembled units, which are designed and constructed for use either above or below ground level, used primarily for the purpose of recreational bathing or swimming but not including portable wading pools having a depth of less than twenty-four (24) inches. BS. Temporary Use or Building - A use or building permitted by the Board of Appeals to exist during a specified period of time. BT. Tourist Home/Bed And Board - An establishment used for dwelling purposes in which rooms with or without meals are offered to transient guests for compensation. BU. Travel Trailer - A vehicle designed as a travel unit for occupancy as a temporary or seasonal vacation living unit. BV. Trailer or Mobile Home - A vehicle used for living purposes and standing or designed to stand on wheels or rigid supports. BW. Trailer Park or Mobile Home Court - An area where one or more trailers can be or are intended to be parked, designed or intended to be used as living facilities for one or more families. BX. Variance - A modification of the literal provisions of the Zoning Ordinance granted when strict enforcement of the Zoning Ordinance would cause undue hardship owing to circumstances unique to the individual property on which the variance is granted. The crucial points of variance are: 1. 2. 3. undue hardship unique circumstances applying to property. A variance is not justified unless all three elements are present in the case. 10 �IV. BY. Yard - An open space, other than a court, on a lot, unoccupied and unobstructed from the ground upward, except as otherwise provided in this Ordinance. BZ. Yard, ,Front - A yard across the full width of the lot extending from the front line of the building to the front street line of the lot. CA. Yard, Rear - A yard extending the full width of the lot between a principal building and the rear lot line. CB. Yard, Side - A yard on the same lot with the building between the main buildings and the adjacent side of the lot and extending from the front yard to the rear yard thereof. SECTION 4. INTERPRETATION AND CONFLICT. The provisions of this Ordinance shall be held to be minimum requirements adopted to promote the health, safety, morals, comfort. prosperity and general welfare of the people of the City of Gaylord, Michigan. It is not intended by this Ordinance to repeal, abrogate, annul, impair or interfere with any existing easement, covenants, or agreements between parties, or with any rules, regulations or permits previously adopted or issued pursuant to law; provided, however, that where this Ordinance imposes a greater restriction upon the use of buildings or premises, or upon the height of a building, or requires larger open spaces than are required by other rules, regulations or permits, or by easements, covenants or agreements, the provisions of this Ordinance shall govern. V. SECTION 5. DISTRICTS. A. In order to carry out the provisions of this Ordinance, the City of Gaylord is hereby divided into five districts which shall be known as: 1. 2. 3. 4. 5. 6. B. R-1 Single-Family Residence District R-2 Multiple Residence District B-1 Central Business District C-1 General Commercial District C-2 Central Commercial District M-1 Manufacturing District The districts and boundaries of districts are shown on the maps attached hereto and made a part of this Ordinance. The map shall be designated as the "District Map". All notations and references shown on the "District Map" are as much a part of this Ordinance as though specifically described herein. 11 �1. The district boundaries are either streets, highways or alleys unless otherwise shown, and where the designation on the "District Map" indicates that the various districts are approximately bounded by a section line, one-quarter section line, one-eighth section line, corporate • limit line, street, highway, or alley line, such section line, one-quarter section line, one-eighth section line, corporate limit line, street, highway, or alley line shall be construed to be the district boundary line. 2. Where the district boundaries are not otherwise indicated, and where the property has been or may hereafter be divided into blocks and lots, the district boundaries shall be construed to be lot lines and where the designations on the "District Map" are approximately bounded by lot lines, said lot lines shall be construed to be the boundary of the district. 3. Where boundaries obviously do not coincide with herein designated lines or where they are not located by dimensions on the "Zoning Map", they shall be deemed to the 125 feet back from the nearest street line parallel to which they are drawn. 4. In the event any street, highway, alley drainageway or other public way forming the boundary of a district is vacated, the new district boundary shall be the former center line of said vacated street, highway, alley, drainageway or other public way. 5. All determinations relative to questions as to the exact locations of boundary lines of the districts shall be by a Board of Appeals as hereinafter created. C. All territory which may hereafter become a part of the City of Gaylord by incorporation shall automatically be classified in the R-1 Single Family Residence District until appropriately reclassified in accordance with the provisions of Section 17 of this Ordinance. D. In the event the "District Map" does not show the zoning of any area within the City of Gaylord, such area automatically shall be classified in the R-1 SingleFamily Residence District until a reasonable time following discovery of the omission, the area shall be appropriately classified in accordance with the provisions of Section 17 of this Ordinance. E. All territory which has heretofore or may hereafter come within the jurisdiction of the City of Gaylord by virtue of or pursuant to Act 425 of the Public Acts of 1984, being MCL 124.21 through 124.29, shall automatically be classified in the C-2 Central Commercial District until reclassified in accordance with the provisions of Section 18 of this Ordinance. 12 �F. VI. All territory which may hereafter become a part of the City of Gaylord by annexation shall automatically be classified in the District most similar to that within which the territory was classified immediately prior to annexation by the County or Township, or under this Ordinance, until reclassified in accordance with ttle provisions of Section 18 of this Ordinance. Provided, however, that territory coming into the City of Gaylord that was theretofore under the jurisdiction of the City pursuant to Act 425 of the Public Acts of 1984, shall continue to be classified in the C-2 Central Commercial District unless and until reclassified in accordance with the provisions of Section 18 of this Ordinance. Provided further that any territory that becomes a part of the City of Gaylord by annexation that was not subject to any zoning classification prior to annexation, shall automatically be classified in the R-1 Single-Family Residence District until appropriately reclassified in accordance with the provisions of Section 18 of this Ordinance. SECTION 6. COMPLIANCE WITH THE REGULATIONS. Except as herein after specifically provided: A. No building or structure shall be erected, converted, enlarged, reconstructed, moved or structurally altered, nor shall any building or land be used, except for a purpose permitted in the district in which the building or land is located. B. No building or structure shall be erected, converted, enlarged, reconstructed, or structurally altered to exceed the height and bulk limit herein established for the district in which the building is located. C. No building or structure shall be erected, converted, enlarged, reconstructed, or structurally altered, except in conformity with the yard, floor area, and lot area regulations of the district in which the building is located. D. No building shall be erected, or structurally altered to the extent specifically provided hereinafter except in conformity with the off-street parking and loading regu lations of the district in which the building is located. 1 E. The minimum yards, parking space, and other open spaces, including lot area per family, required by this Ordinance, for any building hereafter erected or structurally altered, shall not be encroached upon or considered as parking, yard, or open space or lot area requirements for any other building,. nor shall any lot area be reduced beyond the district requirements of this Ordinance. F. Every building hereafter erected or structurally altered shall be located on a lot as herein defined and in no case shall there be more than one main building on one lot except as specifically provided hereinafter in Section 15. 13 �VII. SECTION 7. R-1 SINGLE-FAMILY RESIDENCE DISTRICT. A. The regulations set forth in this Section or set forth elsewhere in this Ordinance, when referred to in this Section are the regulations in the R-1 Single-Family Residf3nce District. B. Use Regulations. A building or premises shall be used only for the following purposes: C. 1. Single-family dwellings. 2. Public schools, elementary and high, or private or parochial schools having a curriculum similar to a public elementary school, public high school or nursery school. 3. Parks, playgrounds and community buildings owned or operated by public agencies. 4. Country Club or golf course, except a miniature course or practice driving tee operated for commercial purposes. 5. Churches and temples. 6. Accessory buildings and accessory uses customarily incident to the above uses, but not involving the conduct of a business. Accessory uses to a dwelling include, but are not limited to, a home occupation, private garage, a swimming pool for the use of the family and their guests. 7. Home occupations. 8. A State Licensed Residential Facility shall not be permitted when another State Licensed Residential Facility exists within a radius of 1,500 feet from the proposed location. 9. Day Care Centers. 10. Fences in accordance the Fence Ordinance of the City of Gaylord. Height Regulations. 1. Buildings and structures shall exceed neither thirty-five feet, nor two and one-half stories in height except as provided in Section 15 of this Ordinance. 14 �D. Area Regulations. 1. 2. Front Yard: a. There shall be a front yard having a depth of not less than twenty-five (25) feet, except as provided in Section 15 of this Ordinance. b. Where lots have double frontage, the required front yard shall be provided on both streets. c. On corner lots, there shall be a front yard on both streets. On corner lots that were under separate ownership on the effective date of this Ordinance, the buildable width shall not be reduced to less than thirty-five (35) feet, except that there shall be a yard along the side street side of such a lot, of at least ten (10) feet, as well as the required interior side yard. Side Yard: a. Except as hereinafter provided in the following paragraph and in Section 15 of this Ordinance, there shall be a side yard on each side of a building having a width of not less than ten (10) feet. b. Wherever a lot of record on the effective date of this Ordinance has a width of less than sixty (60) feet, each side yard may be reduced to a width of not less than ten (10) percent of the width of the lot, but in no instance shall it be less than five (5) feet. 3. Rear Yard: Except as hereinafter provided in Section 15 of this Ordinance, there shall be a rear yard having a depth of not less than twenty-five (25) feet. 4. Minimum Lot Area and Lot Width: 5. a. Every lot shall have an area of not less than 8,500 square feet and a minimum width of sixty (60) feet. b. Any lot which has less area or width than herein required and was held under separate ownership on the effective date of this Ordinance, may be occupied by any use permitted in this district. Minimum Floor Area: Every dwelling shall have a minimum ground floor area of not less than 1,080 square feet of living area. 15 �6. VIII. Off-Street Parking: Off-street parking spaces shall be provided in accordance with requirements for specific uses set forth in Section 12 of this Ordinance. SECTION 8, R-2 MULTIPLE RESIDENCE DISTRICT. A. The regulations set forth in this Section or set forth elsewhere in this Ordinance when referred to in this Section are the regulations in the R-2 Multiple Residence District. B. Use Regulations. 1. A building or premises shall be used only for the following purposes: a. Any use permitted in the R-1 Single-Family Residence District. b. Two-family dwelling or multiple dwelling. c. Lodging houses, boarding houses, and bed and breakfast. d. Apartments. e. Hospitals, nursing or convalescent homes, mortuaries and institutions, but not a penal or mental institution. f. Private clubs, fraternities, sororities, or lodges. g. A physician, surgeon or dentist may have office space within his residence for consultation or treatment of patients provided that no more than one-third of the floor area of such dwelling unit is used for office space. h. Storage garage when accessory to a permitted building or use. i. Usual accessory uses. j. Signs in accordance with Sign Ordinance of the City of Gaylord. k. A State Licensed Residential Facility shall not be permitted when another State Licensed Residential Facility exists within a radius of 1,500 feet from the proposed location. , 16 �. 2. Height Regulations. a. 3. Buildings and structures shall exceed neither thirty-five (35) feet, nor two and one-half (2 1/2) stories in height except as provided in Section 15 of this Ordinance. Area Regulations. a. Front Yard: The front yard regulations are the same as those in the R-1 District. b. Side Yard: Except as hereinafter provided in the following paragraph and in section 15 of this Ordinance, there shall be a side yard on each side of a building, having a width of not less than five (5) feet. The sum of the two side yards shall not be less than fifteen (15) feet. C. Rear Yard: The rear yard regulations are the same as those in the R-1 District. d. Minimum Lot Area and Lot Widths: Every building hereafter erected or structurally altered for dwelling purposes shall comply with the following lot area requirements. (1) Single-family dwelling: 8,500 square feet and a minimum width of sixty (60) feet. (2) Two-family dwellings: 4,250 square feet per family and minimum width of sixty (60) feet. (3) Multiple dwellings: 2,900 square feet per family and a minimum width of sixty (60) feet. Any lot which has less than herein required and was held under separate ownership at the effective date of this Ordinance may be occupied by any use permitted in this district. e. Minimum Floor Area: (1) Every dwelling shall have a minimum ground floor area of not less than 720 square feet of living area. (2) Two or more family dwellings shall have not less than 400 square of living area per family unit. 17 �f. 4. Off-Street Parking: Off-street parking spaces shall be provided in accordance with requirements for specific uses set forth in Section 12 of this Ordinance. , Bed and Breakfast Operations and Regulations. a. No person or entity shall operate a Bed and Breakfast as defined without having obtained a license as herein provided. These regulations shall not apply to hotels, motels, motor lodges, boarding houses, or rooming houses doing business within the City of Gaylord. b. The annual fees for a Bed and Breakfast license shall be established by the Gaylord City Council. Fees shall be payable for the whole or any part of a year and shall be paid at the City Offices. Applicants for a license to operate a Bed and Breakfast shall complete and submit an application and shall submit a floor plan of the single family dwelling unit that illustrates that the proposed operation will comply with the terms of this Ordinance and any other applicable City Codes and Ordinances. c. Bed and Breakfast operations shall be confined to the single family dwelling unit which is the principal dwelling unit on the property. Parking provided for a Bed and Breakfast operation shall be in compliance with all City Codes and Ordinances pertaining to parking regulations. No premises shall be utilized for a Bed and Breakfast operation unless the following conditions are met: (1) Minimum Exits: There shall be at least two (2) exits to the outdoors from such premises. (2) Size of Sleeping Rooms: Rooms utilized for sleeping shall have a minimum size of one hundred (100) square feet for two (2) occupants with an additional thirty (30) square feet for each additional occupant to a maximum of four (4) occupants per room . (3) Smoke Detectors: Each sleeping room used for the Bed and Breakfast operation shall have a separate smoke detector alarm, installed in accordance with the applicable building codes. (4) Lavatory Facilities: Lavatory and bathing facilities shall be available to all persons using any Bed and Breakfast operation. 18 �d. The dwelling unit in which the Bed and Breakfast is located shall be the principal residence of the operator, and said operator shall live on the premises when the Bed and Breakfast operation is active. In addition, the Bed and Breakfast operation shall meet the following conditions: (1) A Bed and Breakfast operation shall be limited to five (5) sleeping rooms for use in the Bed and Breakfast operation. (2) Guest Register: Every operator shall keep a list of the names of all persons staying at the Bed and Breakfast operation. The guest register shall be available for inspection by City Officials at any time. (3) Length of Stay: The maximum stay for any occupant of the Bed and Breakfast sleeping rooms shall be fourteen (14) consecutive days. (4) Public Nuisance: Bed and Breakfast operation shall not be permitted whenever the operation endangers, or offends or interferes with the safety or rights of others so as to constitute a public nuisance. e. No license shall be issued for a Bed and Breakfast operation at a dwelling unit located within five hundred (500) feet of an existing licensed Bed and Breakfast operation. f. The City of Gaylord shall issue a license for a Bed and Breakfast operation if the City finds that the applicant can meet all requirements of this Ordinance and of any other applicable local, state or federal regulation. If the City finds that an applicant cannot meet a particular requirement of these licensing requirements, then the City shall have the authority to deny the applicant a license. The denial may be appealed to the City Council, which may then weigh the facts of the case and make a final decision. g. Any license issued hereunder shall be valid for a period of one (1) year from the date of issuance. The City may renew the license for any Bed and Breakfast Operation provided that the licensed operation shall meet the following conditions: (1) The Bed and Breakfast operation shall meet all conditions of this Ordinance as confirmed by an annual inspection of the premises by the City. 19 �IX. (2) The license for the Bed and Breakfast operation shall not have lapsed for more than thirty (30) days beyond its expiration date. (3) The active operation of the Bed and Breakfast shall not have lapsed for more than nine (9) months. h. A Bed and Breakfast license may be renewed only as provided in Section (g) above. Such license shall not be transferable to any property other than the property for which it was approved. i. The City shall have the authority to refuse to renew a license or to suspend or revoke a license for continued and repeated violations of the provisions of this Ordinance. A decision to suspend, revoke, or refuse renewal of a license, may be appealed to the City Council by the applicant. Any license issued under the provisions of this Ordinance may be revoked by the City Council for good cause shown after investigation and opportunity to the holder of such license to be heard in opposition thereto; in such investigation the compliance or noncompliance with the State law and local ordinances, the conduct of the licensee in regard to the public, and other consideration shall be weighed in determination of such issues. j. Any person violating the provisions of this Ordinance shall be guilty of a misdemeanor. SECTION 9. C-1 GENERAL COMMERCIAL DISTRICT. A. The regulations set forth in this Section, or set forth elsewhere in this Ordinance, when referred to in this Section, are the regulations of the C-1 General Commercial District. B. Use Regulations. A building or premises shall be used only for the following purposes: 1. Uses permitted in R-2 District, providing requirements of that district are met. 2. Advertising sign or billboard, when located at least fifty (50) feet from any "R" District. 3. Gasoline service stations, parking or public garages, and auto, truck, trailer, and boat sales, service, storage, parts, repair, washing or painting shop provided that any outdoor storage of parts, material or damaged autos, trucks, trailers or boats shall be suitably screened or 20 �fenced or enclosed and such storage shall not be conducted within a required yard. 4. Auto parking or sales lots for new or used cars provided that dismantled or junked cars unfit for operation on the highways shall not be stored on , the premises unless within a building. 5. Business or commercial schools. 6. Dance halls, bowling alleys, and similar places of amusement or entertainment. 7. Restaurants and coffee shops, including drive-in restaurants. 8. The office and display room of the home repair contractors such as heating, painting, roofing and decorating contractors provided the business is entirely within a completely enclosed building, there is no storage of supplies or equipment on the premises outside the building, and no more than fifty (50) percent of the gross floor area is used for processing and fabricating. 9. Drive-in establishments offering foods or services to customers waiting in parked automobiles. 10. Theaters, including outdoor or drive-in theaters. 11. Display rooms for merchandise to be sold at wholesale where merchandise is stored elsewhere. 12. Printing shops having a sales office or retail outlet on the premises and having less than 10,000 square feet of floor area. 13. Radio or television broadcasting stations, studios and offices. 14. Repair services or businesses, including repairing of bicycles, radios, television sets, and other home appliances, typewriters, watches, clocks, and shoes, having a retail outlet on the premises and having no more than 10,000 square feet of floor area. 15. Monument works having a retail outlet on the premises. 16. General service and repair establishments similar in character to uses listed herein. 17. Hotels and motels. 18. Farm implement display and sales rooms. 21 �C. 19. Tires sales and service. 20. Other retail stores and outlets similar in character to uses listed herein. 21. Frozen food lockers. 22. Accessory buildings and uses customarily incident to the above uses. 23. Signs in accordance with Sign Ordinance of the City of Gaylord. Height Regulations. 1. D. Buildings and structures shall exceed neither thirty-five (35) feet, nor two and one-half (2 1/2) stories in height, except as provided in Section 15 of this Ordinance. Area Regulations. 1. Front Yard: The front yard regulations are the same as those in the R-2 District. 2. Side Yard: A five (5) foot minimum side yard shall be required for nonresidential buildings except that a seven (7) foot side yard shall be required on the side of a lot or tract adjoining a residential district. Side yards for dwellings shall conform to requirements of a R-2 District. (ord. amend. eff. May 3, 1992) 3. Rear Yard: The rear yard regulations are the same as those in the R-2 District. 4. Minimum Lot Area and Lot width: The lot area regulations are the same as those in the R-2 District except that no minimum lot width is required. 5. Minimum Floor Area: Every dwelling in this district shall conform to R-2 requirements and housekeeping cabins shall have not less than 300 square feet of living area. 6. Construction and Construction Materials: a. All buildings constructed in this district shall be in accordance with BOCA Code. b. The outer wall coverings of all buildings in this district shall be brick, concrete, stone, stucco or stucco-like material, tile, vinyl siding and/or wood. In addition, the same must comply with any applicable construction or building code. (ord. amend. eff. Feb. 16, 1992) 22 �X. SECTION 9.1 B-1 CENTRAL BUSINESS DISTRICT. A. For the purpose of this Ordinance the B-1, Central Business District shall be identified as those properties which are north of First Street, south of Mitchell Street, east of the Detroit and Mackinac Railroad and west of Elm Avenue . B. The regulations set forth in this Section, or set forth elsewhere in this Ordinance, when referred to in this Section, are the regulations of the B-1, Central Business District. C. Use Regulations. • The following uses are permitted in the B-1 District: 1. Uses permitted in a R-2 District for residential dwellings as long as requirements of that district are met. 2. Apartments above business establishments are permitted. Apartments existing at the effective date of this Ordinance shall also comply with the following: a. A minimum of one (1) approved single-station or multiple-station smoke detector shall be installed in each separate unit in the immediate vicinity of the sleeping area. In addition, smoke detectors shall be required at the level of any story of each stairwell connecting the story on which any apartment is located to any lower story, in each furnace room located in the building and in a general area on each story of the building including the basement. All smoke detectors shall be installed in accordance with NFiPA 74 and when activated shall provide an alarm suitable to warn the occupants within the individual room and dwelling unit. b. Each apartment unit shall be equipped with a minimum of one (1) portable fire extinguisher with a minimum 2A-10-B-C rating. The fire extinguisher shall bear the label of an approved agency and be installed in a location visible and accessible to the occupants. c. Each apartment unit altered, reconstructed or remodeled after the date of this Ordinance shall install a fire sprinkler suppression system in accordance with NFPA-13R. d. Each apartment unit shall be inspected on an annual basis by the Fire Enforcement Officer as defined in the Gaylord Ordinance Code, FIRE PROTECTION ORDINANCE, Section 22.100, to insure compliance with the requirements of this Ordinance and the BOCA National Fire Prevention Code. 23 �'- 3. Any generally recognized retail business which offers commodities for sale on the premises within a completely enclosed building, such as, but not limited to: food, books, drugs, apparel, furniture, jewelry, floral, notions and/or hardware. 4. • Any personal service establishment which performs services on the premises within a completely enclosed building, such as, but not limited to: small repair shops whose principal trade is repair services, dry cleaners, barber shops, beauty parlors, interior decorators and photographers. 5. Restaurants and taverns where the patrons are served while seated within the building occupied by such establishment. Drive-in or drivethrough services are prohibited. 6. Banks and financial institutions. Drive-through services are prohibited. 7. Medical and dental offices. 8. Offices and office buildings of an executive, governmental, sales or professional nature. 9. Theaters when completely enclosed. 10. Printing establishments, newspaper offices and publishing services. 11. Radio or television broadcasting stations, studios and offices. 12. Signs in accordance with the City of Gaylord Sign Ordinance. 13. Public and private parking lots. 14. Offices and showrooms of plumbers, electricians or similar occupations, providing that not more than twenty-five (25%) percent of the floor area occupied by the business is used for making, assembling, remodeling, repairing, altering, finishing, or refinishing its products or merchandise, and provided that, the ground floor premises facing upon and visible from any abutting street shall be used only for entrances, offices or display. All storage of materials of any kind shall be within the confines of the building or part thereof occupied by said establishment. 15. Sanitation collection dumpsters providing the dumpsters are located on the property occupied by the business. 16. Fences are prohibited in this District. 24 administrative, �D. Height Regulations. 1. E. Buildings and structures shall exceed neither thirty-five (35) feet, nor three (3) stories in height, except as provided in Section 15 of this • Ordinance. Area Regulations. 1. 2. 3. 4. Properties Abutting Main Street: a. Side yards are not permitted for those properties located in this District which border Main Street. b. Front yards are not required. If provided, a front yard shall be not less than five (5) feet. c. Rear yards are not required. If provided, a rear yard shall be not less than five (5) feet. Properties Which Do Not Abut Main Street: a. A five (5) foot minimum side yard is required. b. Front yards are not required. c. A five (5) foot minimum rear yard is required. Construction Materials: a. The outer load bearing walls including exterior walls of all commercial buildings in this District shall be constructed so as to comply with the provisions of the BOCA Code applicable to Mercantile Buildings. Party walls are prohibited. b. The outer wall coverings of buildings in this District shall be brick, concrete, stone, stucco or stucco-like material and/or wood. Parking Requirements: a. Whenever a building or use constructed or established after the effective date of this Ordinance is changed or enlarged in floor area, number of employees, seating capacity or otherwise, to create a need for an increase of 10% or more in the number of existing parking spaces as required in Section 12, OFF-STREET PARKING REGULATIONS, the owners or operators of said businesses shall be required to submit in detail a parking plan to 25 �... a "review committee" consisting of the City Manager, City Clerk and Chief of Police. The committee shall review the plan and document its findings regarding feasibility of the plan and public safety. The committee shall forward its findings to the owners or operators of the businesses. These findings shall include recommendations to the plan, and the committee's approval or denial of the plan. Any plan which is denied can be appealed before the Zoning Board of Appeals. b. XI. Street parking is permitted by commercial establishments in this District for customer use only. Employers in this District shall provide or insure all employees are provided parking in areas such as permit parking lots or private lots. (Section 9.1 eff. Aug. 2, 1992) SECTION 10. C-2 CENTRAL COMMERCIAL DISTRICT. A. The regulations set forth in this Section, or set forth elsewhere in this Ordinance when referred to in this Section, are the regulations in the C-2 Central Commercial District. B. Use Regulations. 1. A building or premises shall be used only for the following purposes: a. Any use permitted in the C-1 General Commercial District, except outdoor theaters. Limitations as to floor area shall not apply when C-1 uses are located in the C-2 Central Commercial District. b. Printing or engraving plants. c. Candy manufacturing. d. Wholesale establishments. e. Testing and research laboratories. f. Fabrication and repair of electric or neon signs or other commercial advertising structures, and the like. g. Jewelry manufacturing. h. Ice cream manufacturing. 26 �2. i. Assembly and manufacture from prefabricated parts of household appliances, electronic products and similar products or the processing or assembling of parts for production of finished equipment. j. Other processing and manufacturing establishments that are not objectionable because of smoke, odor, dust, or noise, but only when such processing and manufacturing is incidental to a retail business conducted on the premises. k. Accessory buildings and accessory uses customarily incident to the above uses. I. Signs in accordance with Sign Ordinance of the City of Gaylord. Height Regulations. a. 3. Buildings and structures shall exceed neither 100 feet, nor eight (8) stories in height, except as provided in Section 15 of this Ordinance. Area Regulations. a. Front Yard: No front yard required. b. Side Yard: A five (5) foot minimum side yard is required. (ord. amend. eff. May 3, 1992) C. Rear Yard: A five (5) foot rear yard shall be required for all nonresidential buildings, except that a rear yard of twenty-five (25) feet shall be required on the rear of a lot abutting upon a residential district. (ord. amend. eff. May 3, 1992) d. Lot Area Per Family: Every building hereafter erected or structurally altered for dwelling purposes shall comply with the R2 District requirements. e. Minimum Floor Area: Every dwelling shall have a minimum ground floor area of 720 square feet of living area. 27 �f. g. XII. Construction and Construction Materials: (1) All buildings constructed in this District shall be in accordance with the BOCA Code. (2) The outer wall coverings of all buildings in this district shall be brick, concrete, stone, stucco or stucco-like material, tile, vinyl siding and/or wood. In addition, the same must comply with any applicable construction or building code. (ord. amend. eff. Feb. 16, 1992) Off-Street Parking: Off-street parking spaces shall be provided in accordance with requirements for specific uses set forth in Section 12 of this Ordinance. SECTION 11. M-1 MANUFACTURING DISTRICT. A. The regulations set forth in this Section or set forth elsewhere in this Ordinance, when referred to in this Section are the regulations in the M-1 Manufacturing District. B. Use Regulations. 1. A building or premises may be used for any purpose, except that: a. No building shall be erected, converted, reconstructed, or structurally altered for residential purposes, except that each individual permitted use may provide accommodations for one resident watchman or caretaker. b. The following uses are subject to special permit in accordance with the procedures and under the conditions set out in Section 13 of this Ordinance. (1) (2) (3) (4) Distillation of bones. Fat rendering. Junk and salvage yards. Manufacture of the following: (a) (b) (c) (d) (e) (f) (g) Cement, lime, gypsum, plaster of Paris. Explosives. Fertilizer. Glue. Stockyard, feeding pen. Slaughter of animals. Tannery, curing of raw hides. 28 �(h) (i) U) (k) (I) c. C. XIII. Signs in accordance with Sign Ordinance of the City of Gaylord. Height Regulation. 1. D. Wool pulling or scouring. Chemicals. Oil refinery. Trailer park. Sanitary landfills and dumps. Buildings and structures shall exceed neither 100 feet, nor eight (8) stories in height except as provided in Section 15 of this Ordinance. Area Regulations. 1. Front Yard: Except as hereinafter provided in Section 15, the front yard regulations are the same as those in the C-1 District. 2. Side Yard: No side yard is required except on the side of a lot abutting an "R" District, in which case there shall be a side yard of not less than five (5) feet. 3. Off-Street Parking: Off-street parking spaces shall be provided in accordance with requirements for specific uses set forth in Section 12 of this Ordinance. 4. Rear yard: Except as hereinafter provided in Section 15, there shall be a rear yard having a depth of fifteen (15) feet. SECTION 12. OFF-STREET PARKING REGULATIONS. A. Off-Street Parking Requirements. 1. In all districts, there shall be provided at the time any building or structure is erected or structurally altered (to the extent hereinafter provided), off-street parking spaces in accordance with the following requirements: a. Dwelling: Two parking spaces for each dwelling unit. b. Boarding, Lodging House, and Bed and Breakfast: One parking space for each two sleeping rooms. c. Private Club or Lodge: members. 29 One parking space for every ten �d. Church: One parking space for each six seats or seating spaces in the main auditorium. e. School (except high school): One parking space for each ten seats in the auditorium or main assembly room or four spaces plus one additional space for each classroom whichever is greater. f. High School: One parking space for each six seats in the main auditorium or three spaces for each classroom, whichever is greater. g. Community Center, Library, Museum or Art Gallery: Ten parking spaces plus one additional space for each 200 square feet of floor area in excess of 2,000 square feet. h. Hospital or Nursing Home: One parking space for every two beds. i. Sanitarium, Home for the Aged or Similar Institution: One parking space for each three beds. j. Theater or Auditorium (except school): One parking space for each five seats or bench seating spaces. k. Motel, Hotel, Tourist Home or Guest Ranch: One parking space for each sleeping room or suite. I. Sports Arena, Stadium or Gymnasium: One parking space for each five seats or seating spaces. m. Restaurant, Night Club, Cafe, Dance Hall, or Similar Recreation or Amusement Establishment or an Assembly or Exhibition Hall without fixed seats: One parking space for each 100 square feet of floor area. n. Bowling Alley: Four parking spaces for each alley. o. Business or Professional Office, Studio, Bank, or Clinic: Three parking spaces plus one additional parking space for each 300 square feet of floor area over 1,000 square feet. p. Mortuary: One parking space for each fifty (50) square feet of floor space in parlors or individual funeral service homes. 30 �8. q. Furniture, Appliance or Implement Store, Hardware Store, Wholesale Establishments, Machinery or Equipment Sales and Service, Clothing or Shoe Repair or Service Shop: Two parking spaces plus one additional parking space for each 300 square feet of floor area over 1,000 square feet. r. Retail Store or Personal Service Establishment not otherwise specified herein: One parking space for each 200 square feet of floor area. s. Printing or Plumbing Shop or Similar Service Establishment: One parking space for each three persons employed therein. t. Manufacturing or Industrial Establishment, Research or Testing Laboratory, Creamery, Bottling Plant, Warehouse, or Similar Establishment: Two parking spaces for each three employees on the maximum working shift plus space to accommodate all trucks and other vehicles used in connection therewith. General Rules For Determining Parking Requirements. 1. In computing the number of off-street parking spaces required, the following rules shall govern: a. Where fractional spaces result, the parking spaces required shall be construed to be the next higher whole number. b. The parking space requirements for a use not specifically mentioned herein shall be the same as required for a use of similar nature as determined by the Building Official. c. Whenever a building or use constructed or established after the effective date of this Ordinance is changed or enlarged in floor area, number of employees, seating capacity or otherwise, to create a need for an increase of ten (10) percent or more in the number of existing parking spaces, such space shall be provided on the basis of the enlargement or change. Whenever a building or use existing prior to the effective date of this Ordinance is enlarged to the extent of fifty (50) percent or more in floor area, or in the area used, said building or use shall then and thereafter comply with the parking requirements set forth herein. d. In the case of mixed uses, the parking spaces required shall equal the sum of the requirements of the various uses computed separately. 31 �C. Location and Improvement of Parking Areas. 1. XIV. All parking spaces required herein shall be located on the same lot with the building or use served, but not within the required front yard in R-1 and R-2 Districts, except that where an increase in the number of , spaces is required by a change or enlargement of use or where the parking spaces are provided collectively or used jointly by two or more buildings or establishments, the required spaces may be located not to exceed 300 feet from any nonresidential building served. In any case, where the required parking spaces are not located on the same lot with the building or use served, or where such spaces are collectively or jointly provided and used, a written agreement to assure their retention for such purposes shall be properly drawn and executed by the parties concerned, approved as to form and executed by the City Attorney and shall be filed with the application for a building permit. SECTION 13. SPECIAL USE REGULATIONS. A. The City Council may, by Special Use Permit, and after review and approval as hereinafter provided, authorize and permit the location and operating of any of the following buildings or uses in any district from which they are prohibited by this Ordinance. Such uses which may be allowed by said special permit are as follows: 1. Cemetery, including columbarium, mausoleum, or crematory; provided, that any site for a new cemetery shall contain at least fifty (50) acres. 2. Commercial stables and riding academies in the R-1 and R-2 Districts; provided, they are located on sites containing not less than two and one-half (2 1/2) acres. 3. Golf course, commercial or private. 4. Privately or commercially operated ski facilities, with lodging facilities, provided, the site shall contain an area of at least five (5) acres. 5. Mobile home parks in all districts provided they comply with all applicable state statutes and regulations promulgated pursuant thereto, including, but not limited to, the provisions of MCL 125.1103 et seq. 6. Publicly-owned warehouse, garage, shop or storage yard in the R-1 and R-2 Districts. 7. Publicly owned or operated sewage treatment plant. 8. Real estate sales offices, in connection with a specific development for a period of not more than one (1) year. 32 �' 9. Junk yard when located eighty (80) rods from any public road and provided that all parts of the use shall be enclosed by natural features, such as trees and terrains so as to obstruct from sight. 10. Warehousing . • B. Before the issuance of any special use permit for any of the above buildings or uses, the application for such permit shall be made in writing on forms prescribed by the City Planning Commission. Each application shall be accompanied by an accurate site plan, plot plan, building development plan, sketch, program of development, or other related material and any other information required by the Planning Commission or this Ordinance. C. Such application shall be submitted to the City Planning Commission, together with a fee of $25.00, which shall be payable to the City of Gaylord. When an application is withdrawn after scheduling and advertising for public hearing by the planning Commission, the filing fee shall not be refunded to the applicant. D. Upon receipt of an application for a special land use or permit which requires a decision on discretionary grounds, one notice that a request for special land use approval has been received shall be published in a newspaper of general circulation in the City and shall be sent by mail or personal delivery to the owners of property for which approval is being considered, to all persons to whom real property is assessed within 300 feet of the boundary of the property in question, and to the occupants of all structures within 300 feet, except that the notice shall be given not less than five (5) nor more than fifteen (15) days before the application will be considered. If the name of the occupant is not known, the term "occupant" may be used in making notification. Notification need not be given to more than one occupant of a structure, except that if the structure contains more than one dwelling unit or spatial area owned or leased by different individuals, partnerships, businesses or organizations, one occupant of each unit or spatial area shall receive notice. In the case of a single structure containing more than four dwelling units or other distinct spatial areas owned or leased by different individuals, partnerships, businesses, or organizations, notice may be given to the manager or owner of the structure who shall be requested to post the notice at the primary entrance to the structure. The notice shall: I 1. Describe the nature of the special land use request. 2. Indicate the property which is the subject of the special land use request. 3. State when and where the special land use request will be considered. 4. Indicate when and where written comments will be received concerning the request. 33 �5. ':. Indicate that a public hearing on the special land use request may be requested by a property owner or the occupant of a structure located within 300 feet of the boundary of the property being considered for a special use. E. At the. initiate of the Planning Commission, or upon the request of the applicant for special land use authorization, or a property owner or the occupant of a structure located within 300 feet of the boundary of the property being considered for a special land use, a public hearing with notification as required for a notice of a request for special land use approval as provided in subsection "D" shall be held before a decision on the special land use request which is based on discretionary grounds. If the applicant or he Planning Commission requests a public hearing, only notification of the public hearing need be made. A decision on a special land use request which is based on discretionary grounds shall not be made unless notification of the request for special land use approval, or notification of a public hearing on a special land use request is given as required herein. F. After the public hearing and consideration, the Planning Commission shall submit its recommendation to the City Council, together with a statement of conclusions relative to the special land use under consideration. The recommendation shall specify the basis for the same and any recommended conditions to be imposed. G. After receiving the recommendation of the Planning Commission, the City council may deny, approve, or approve with conditions, the request for special land use approval. The decision shall be incorporated in a statement of conclusions relative to the special land use under consideration. The decision shall specify the basis for the decision, and any conditions imposed. H. In considering any special land use request, the Planning Commission and the City Council shall consider the following matters: I I 1. Whether the special land use will be consistent with, and promote the intent and purpose of the Zoning Ordinance, and insure that the land use or activity authorized shall be compatible with adjacent uses of land, the natural environment, and the capacities of public services and facilities affected by the land use. 2. Whether the requested land use or activity will be consistent with the public health, safety, and welfare of the City. 34 �I. In considering and recommending conditions to be imposed, if any, and in determining to grant or deny the special land use, the following conditions may be considered: 1. Conditions necessary to insure that public services and facilities affected • by the proposed land use or activity will be capable of accommodating increased service and facilities loads caused by the land use or activity; J. XV. 2. Conditions necessary to protect the natural environment and conserve natural resources and energy; 3. Conditions necessary to ensure compatibility with adjacent uses of land and to promote the use of land in a socially and economically desirable manner. Any conditions imposed in conjunction with the granting of a special use permit shall do all of the following: 1. Be designed to protect natural resources, the health, safety and welfare, as well as the social and economic well being of those who will use the land use or activity under consideration, residents and land owners immediately adjacent to the proposed land use or activity, and the community as a whole. 2. Be related to the valid exercise of the police power and purposes which are affected by the proposed use or activity. 3. Be necessary to meet the intent and purpose of the zoning regulations contained in this Ordinance; be related to the standards established in this Ordinance for the special use or activity under consideration; and be necessary to insure compliance with such standards. 4. Any conditions imposed with respect to the approval of a land use or activity shall be recorded in the record of the approval action and shall remain unchanged except upon the mutual consent of the approving authority and the land owner. The approving authority shall maintain a record of changes granted and conditions. SECTION 14. NONCONFORMING USES. A. Nonconforming Buildings. 1. Any lawful use of a building existing at the effective date of this Ordinance may be continued, even though such use does not conform to the provisions hereof, but no such building shall be enlarged or extended. If no structural alterations are made, a nonconforming use of 35 �. a building may be changed to another nonconforming use of the same or to a more restricted classification. Whenever a nonconforming use has been changed to a more restricted use or to a conforming use, such use shall not thereafter be changed to a less restricted use. The nonconforming use of a building may be extended throughout those • parts, which were manifestly arranged or designed for such use at the time of adoption of this Ordinance. .., 2. a. Whenever the use of a building shall become nonconforming through a change in the zoning regulations or in the district boundaries, such use may be continued and if no structural alterations are made, may be changed to another nonconforming use of the same or of a more restricted classification. b. Whenever a nonconforming use of a building or portion thereof is discontinued for a continuous period of the ninety (90) days, such nonconforming use shall be deemed to be abandoned, and any future use of such building or portion thereof, shall be in conformity with the regulations of the district in which such building is located. c. A nonconforming building which has been damaged by fire, explosion, act of God or the public enemy to the extent of more than 75 percent of its reproduction value at the time of damage, shall not be restored except in conformity with the regulations of the district in which it is located. When damaged by less than 75 percent of its reproduction value, a nonconforming building may be repaired or reconstructed and used as before the time of damages provided such repairs or reconstruction are completed within one (1) year from the date of such damage. Nonconforming Uses of Land. a. XVI. A non conforming use of land existing at the effective date of this Ordinance may be continued; provided, however, that no such nonconforming use of land shall be in any way expanded or extended, either on the same or adjoining property. If such nonconforming use of land or any portion thereof is discontinued for a continuous period of ninety (90) days, any future use of such land shall be in conformity with the provisions of this Ordinance. SECTION 15. SUPPLEMENTARY HEIGHT AND AREA REGULATIONS. A. The regulations set forth in this Section qualify or supplement the district regulations appearing elsewhere in this Ordinance. 36 �B. C. Modification of Height Regulations. 1. The height regulations as prescribed in this Ordinance shall not apply to: belfries, chimneys, church spires, conveyors, cooling towers, elevator bulkheads, fire towers, flag poles, monuments, ornamental towers and • spires, smoke stacks, stage towers, or scenery lofts, tanks and water towers. 2. Public, semi-public or public service buildings, hospitals, institutions or schools, when permitted in a district may be erected to a height not exceeding sixty (60) feet, and churches may be erected to a height not exceeding seventy-five (75) feet when the required side and rear yards are each increased by at least one foot for each foot of additional building height above the height regulations for the district in which the building is located. 3. All buildings and structures within 500 feet of an airport shall not exceed thirty-five (35) feet or two and one-half (2 1/2) stories in height irrespective of the requirements of the district in which the airport is located. Modification of Area Regulations. 1. Yards, Generally: a. Whenever a lot abuts upon a public alley, one-half (1/2) of the alley width may be considered as a portion of the required yard. b. All parts of any required yards or open spaces shall be open to the sky, except as authorized by this Section, and except for accessory buildings in the rear yard, open or lattice-enclosed balconies opening upon fire towers which may project as much as ten (10) feet into the rear yard, and ordinary projections of skylights, sills, chimneys, belt courses, cornices and ornamental features which may project as much as twelve (12) inches into a required yard. c. In the event that a lot is to be occupied by a group of two (2) or more related buildings to be used for residential, institutional, hotel, or motel purposes, there may be more than one main building on the lot when such buildings are arranged around a court having direct street access; provided however, (1) That said court between buildings that are parallel or within 45 degrees of being parallel, shall have a minimum width of thirty (30) feet for one-story buildings, forty (40) feet for two-story buildings, and fifty (50) feet for three-story 37 �buildings, and in no case may such buildings be closer to each other than fifteen (15) feet; and (2) 2. Where a court having direct access to a building is more than 50 percent surrounded by a building, the minimum width of the court shall be at least thirty (30) feet for onestory buildings, forty (40) feet for two-story buildings, and fifty (50) feet for three-story buildings. d. Where a lot is used for a commercial or industrial purpose, more than one main building may be located on the lot, but only when such buildings conform to all open space requirements around the lot for the district in which the lot is located. e. Front and side yards shall be waived for any dwelling, hotel or boarding or lodging house erected above the ground floor of a building when said ground floor is designed exclusively for commercial or industrial purposes. Accessory Buildings and Structures. a. Except as herein provided, no accessory building shall project beyond a required yard line along any street. b. Filling station pumps and pump islands may occupy the required yards; provided, however, that they are not less than twelve (12) feet from street lines. c. One directional or name sign or sign advertising products sold on the premises may occupy required yards in a district where such sign is permitted by the use regulations of this Ordinance; provided such sign does not contain flashing, moving, or intermittent illumination. d. Accessory, open and uncovered swimming pools and home barbecue grills may occupy a required rear yard; provided they are not located closer than five (5) feet to the rear or side lot line. Swimming pools must be enclosed by a four (4) foot minimum height chain link or similar fence equipped with toddler-proof safety devices on all access gates. e. Accessory buildings which are not a part of the main building, although connected by an open breeze-way may be constructed in a rear yard; provided such accessory building does not occupy more than 30 percent of the area of the required rear yard, and provided it is not located closer than five (5) feet to the rear or side lot line. 38 �3. Front Yards: a. Where an official line has been established for the future widening or opening of a street upon which a lot abuts, then the depth of a front or side yard shall be measured from such official line to the nearest line of the building. b. Garages detached or attached to the main building and entering on the side street of a corner lot shall maintain a yard of twenty (20) feet in front of the garage. c. Open, unenclosed porches, platforms, or paved terraces, not covered by a roof or canopy and which do not extend above the level of the first floor of the building, may extend or project into the front or side yard, not more than six (6) feet. d. The front yards heretofore established shall be adjusted in the following cases: (1) Where 40 percent or more of the frontage on the same side of a street between two intersecting streets or on water frontage is developed with two or more buildings that have (with a variation of five (5) feet or less) a front yard greater in depth than herein required, new buildings shall not be erected closer to the street or water's edge than the front yard so established by the existing building nearest the street line. (2) Where 40 percent or more of the frontage on one side of a street between two intersecting streets or on water frontage is developed with two or more buildings that have a front yard of less depth than herein required, then: (a) Where a building is to be erected on a parcel of land that is within 100 feet of existing buildings on both sides, the minimum front yard shall be a line drawn between the two closest front corners of the adjacent building on each side; or (b) Where a building is to be erected on a parcel of land that is within 100 feet of an existing building on one side only, such building may be erected as close to the street or water's edge as the existing adjacent building. 39 �XVII. SECTION 16. BOARD OF APPEALS. A. There is hereby created a Zoning Board of Appeals which shall perform its duties and exercise its powers as provided by Act 207 of the Public Act of 1921, ,as amended, and by the provisions of this Ordinance to the end that the objectives of this Ordinance are observed, public safety, health, morals and general welfare secured and substantial justice done. 1. The said Board shall consist of seven (7) members and two (2) alternates appointed by the City Council. Regular members shall serve for terms of two for one year, two for two years, and three for three years, respectively, in the first instance, and thereafter appointments shall be for three years each. Alternates shall serve for terms of one for one year, and one for two years, respectively, in the first instance, and thereafter appointments shall be for three years each. The alternate members shall be called on a rotating basis to sit as regular members of the Board in the absence of a regular member. In addition, an alternate member may also be called to serve in the place of a regular member for the purpose of reaching a decision on a case in which the regular member has abstained for reasons of conflict of interest. In such case, the alternate member having been appointed shall serve in the case until a final decision has been made. In all instances in which an alternate member is sitting as a regular member of the Board, the alternate member shall have the same voting rights as a regular member of the Board. Alternate members shall be encouraged, but not required, to attend meetings of the Board even though not sitting as a regular member at such meetings. Alternate members shall be paid for attendance at meetings only when sitting as a regular member of the Board. One regular member of the Board shall be a member of the City Planning Commission. The Chairman of the Board shall be elected annually the first meeting of the calendar year by the members of the Board. Vacancies shall be filled by the City Council for the unexpired term. (amend. eff. April 11, 1993) 2. The Board shall fix a reasonable and regular time and place for meetings and it shall adopt such rules as may be necessary and proper to govern its proceedings. Such rules shall be in conformance with requirements of this Ordinance. All meetings shall be open to the public. The Board shall keep minutes of its proceedings, including a record of the vote of each member on each action and such minutes shall be public records. 3. Powers and Duties: powers: a. The Board of Appeals shall have the following To hear and determine appeals where it is alleged there is error or abuse of discretion in any order, requirement, decision, or 40 �determination made by the Building or Zoning Official in the enforcement of the provisions of this Ordinance. 4. b. To hear and determine appeals from the rulings, decisions, and determinations of the Building or Zoning Official granting or denying applications for variation from any requirement of this Ordinance. c. The concurring vote of a majority of the members of the Board shall be necessary to reverse an order, requirement, decision or determination of an administrative official or body, or to decide in favor of the applicant a matter upon which the Board is required to pass under this Ordinance, or to effect a variation in this Ordinance except that a concurring vote of two-thirds (2/3) of the members of the Board shall be necessary to grant a variance from uses of land permitted in this Ordinance. Appeals - How Made: a. An appeal may be made by a person aggrieved, or by an officer, department, board or bureau of the City. (1) Public notice shall be printed in the official newspaper of the City, not more than fifteen (15) or less than eight (8) days before the public hearing. The notice of publication is to be paid for in advance by the person making the request. b. An appeal under this Section shall be taken, within ten (10) days after the rendition, in writing, of the decision appealed from. Such appeal shall be taken by the filing with the officer or body from whom the appeal specifying the grounds for the appeal. The officer or body from whom the appeal is taken shall immediately transmit to the Board all the papers constituting the record upon which the action appealed from was taken. c. An appeal under this Section stays all proceedings in furtherance of the action appealed from unless the officer or body from whom the appeal is taken certified to the Board of Appeals, after the notice of appeal is filed, that by reason of facts stated in the certificate, a stay would in the opinion of the officer or body cause eminent parallel to life or property, in which case the proceedings shall not be stayed otherwise then by a restraining order which may be granted by the Board of Appeals or by the Circuit Court, on application, on notice to the officer or body from whom the appeal is taken and on due cause shown. 41 �d. The Board of Appeals shall fix a reasonable time for the hearing of the appeal and give due notice of the appeal to the person to whom real property within 300 feet of the premises in question is assessed, and to the occupants of single and two family dwellings within 300 feet, notice to be delivered personally or by mail addressed to the respective owners and tenants at the address given in the last assessment role. The Board of Appeals shall decide the appeal within a reasonable time. If the tenant's name is not known, the term "occupant" may be used. Upon the hearing, a party may appear in person or by agent or by attorney. e. The Board of Appeals may reverse or affirm, wholly or partly, or may modify the order, requirement, decision or determination appealed from and shall make an order, requirement, decision or determination as in the Board's opinion ought to be made in the premises, and to that end shall have all the powers of the officer or body from whom the appeal is taken. f. The Board of Appeals may impose conditions upon an affirmative decision, as provided under the Section on special land use permits. g. The decision of the Board of Appeals shall be final. However, a person having an interest affected by the Zoning Ordinance may appeal to the Circuit Court. h. No determination of the Board of Appeals permitting the alteration or erection of a building under a variation shall be valid for a period longer than six (6) months unless a building permit for such alteration or erection is obtained within such period and such alteration or erection is started and proceeds to completion in accordance with the terms of such building permit. XVIII. SECTION 17. BUILDING PERMIT. A. No building permit shall be issued by the Building Official until he/she is satisfied that the proposed building structure complies with all of the regulations of this Ordinance. Where a building permit is not required for the use of land, a Zoning Certificate shall be issued by the official certifying that the use of such land complies with all the regulations of this Ordinance. B. Building Permit Fees: Shall be as determined by the City Council. C. Plats: All applications for building permits shall be accompanied by a drawing or plat of a scale not less than 1/8" per foot in duplicate showing, with dimensions, the lot lines, the building or buildings, the locations of building on 42 �.., the lot and such other information as may be necessary to provide for the enforcement of this Ordinance, including, if necessary, a boundary survey and the staking of the lot by a competent surveyor and complete construction plans. The drawings shall contain suitable notations indicating the proposed use of all land and buildings. A record of the original copy of such applications and plats shall be kept in the office of the Building Official and a duplicate copy shall be kept at the Building at all times during construction. D. XIX. Certificate of Occupancy and Compliance: 1. No vacant land shall be occupied or used, except for agricultural purposes, until a Certificate of Occupancy and Compliance shall have been issued by the office of the Building Official. 2. No premises shall be used and no building hereafter erected or structurally altered shall be used, occupied, or changed in use until a Certificate of Occupancy and Compliance shall have been issued by the office of the Building Official, stating that the building or premises complies with the provisions of this Ordinance. 3. All siding on buildings shall be of wood, brick, stucco, cement block, imitation brick or lime materials, or other standard siding material; provided that tar paper, insulation board, or rolled roofing shall not be permitted as siding. No Certificate of Occupancy shall be issued and no building shall be occupied until the exterior is completed as shown on the building permit and for residential buildings the interior equipped with toilet and water facilities. 4. Certificates of Occupancy and Compliance shall be applied for coincident with the application for a building permit or a zoning certificate and shall be issued within ten (10) days after the erection or structural alterations of such buildings shall have been completed in conformity with the provisions of this Ordinance. A record of all certificates shall be kept on file in the office of the Building Official. SECTION 18. AMENDMENTS. A. The City Council may, by Ordinance, amend, supplement or change this Ordinance. B. At least one public hearing shall be held by the Planning Commission before any amendment, supplementation or change of this Ordinance becomes effective. Not less than fifteen (15) days notice of the time and place of the public hearing shall first be published in an official paper or a paper of general circulation in the City, and not less than fifteen (15) days notice of the time of the public hearing shall first be given by mail to each public utility company and to such railroad company owning or operating any public utility or railroad 43 �within the districts or zones affected that registers its name and mailing address with the City for the purpose of receiving the notice. An affidavit of mailing shall be maintained. A hearing shall be granted a person interested at the time and place specified in the notice. C. After review of the proposed amendment, supplementation or change of this Ordinance, and after the public hearing specified above, the Planning Commission shall make a tentative report to the City Council. A summary of the comments submitted at the public hearing shall be transmitted with the report of the Planning Commission to the City Council. The City Council may hold additional public hearings if it considers it necessary, or as may be required by charter. D. After receiving the report of the Planning Commission, the City Council may adopt the proposed amendment, supplementation or change, with or without additional amendments, or may refer the proposed amendment, supplementation or change to the Planning Commission for a further report. E. If an individual property or several adjacent properties are proposed for rezoning, notice of the proposed rezoning and hearing shall be given to the owners of property in question at least fifteen (15) days before the public hearing. F. Upon presentation of a protest petition meeting the requirements of this subsection, an amendment to a Zoning Ordinance which is the object of the petition shall be passed only by a two-thirds (2/3) vote of the City Council. The protest petition shall be presented to the City Council before final action on the amendment, and shall be signed by one of the following: G. XX. 1. The owners of at least 20 percent of the area of land included in the proposed change. 2. The owners of at least 20 percent of the area of land included within an area extending outward 100 feet from any point on the boundary of the land included in the proposed change. Following adoption of any amendment, supplementation or change to this Zoning Ordinance, one notice of adoption shall be published in a newspaper of general circulation in the City within fifteen (15) days after adoption. The notice shall contain that information required by MCL 125.584 (7). SECTION 19. PENALTIES. A. Buildings erected, altered, razed or converted, or uses carried on in violation of this Ordinance or regulations made pursuant hereto, are declared to be a nuisance per se. Any person, firm, partnership, corporation or other organization which violates, disobeys, omits, neglects or refuses to comply with 44 �or resists the enforcement of any provision of this Ordinance shall be guilty of a misdemeanor. 8. XXL XXII. The City Council, the Board of Appeals, or any owner or owners of real estate within the Zoning District in which such building, structure or premises is situated may institute injunction, mandamus, abatement or any other appro'priate action or proceedings to prevent, enjoin, abate, or remove any said unlawful erection, alteration, maintenance, or use. The rights and remedies provided herein are cumulative, and in addition to all other remedies provided by law. SECTION 20. ADMINISTRATION AND ADMINISTRATIVE OFFICER. A. The City Clerk is designated as the Building Official and is hereby authorized and directed to enforce all the provisions of this Ordinance. He/She may delegate the enforcement of this Ordinance to any administrative official of the City. The administrative official shall be directly under the control of the City Clerk and shall for the purposes of this Ordinance have the powers of a police officer. B. Whenever building operations requiring a permit are being performed without a permit, or contrary to any provisions of the permit, or in the absence of a notice of permit being properly posted, the Police Department shall order the work stopped at once and shall post a written statement to that effect upon the premises. Any person found working upon such building or other structure after such notice is placed shall be deemed in violation of this Ordinance. SECTION 21. VALIDITY. A. This Ordinance and all parts thereof are hereby declared to be severable. If any part is adjudged unconstitutional or invalid, it is hereby provided that the remainder of the Ordinance shall not be affected thereby. The City Council hereby declares that it would have padded this Ordinance and each part, section, subsection, phrase, sentence and clause thereof irrespective of the fact that any one or more parts, sections, subsections, phrases, sentences or clauses be declared invalid. 45 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Gaylord_Zoning-Ordinance_undated Title A name given to the resource Zoning Ordinance of the City of Gaylord Description An account of the resource The Zoning Ordinance for the City of Gaylord has 45 pages and 21 sections. There is no date associated with this ordinance. Subject The topic of the resource Zoning--Michigan Gaylord (Mich.) Otsego 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/7d664ffc8a97815abe2b712ead9d9d34.pdf 2a3f9307eb53a0210fbde0ff1e1dfb98 PDF Text Text CCE F•'rojr~ct #93-2"1:4.01 -~....1Af'i"fAL ....IQ1'1$~JtTANTS ENGiNEERS 1•i4 East Main ~:-. P.C). Box 1398 Gay:ord, r•Aicnigan 49735 �CITY OF GAYLORD WATER SYSTEM STUDY MASTER PLAN TABLE OF CONTENTS Page I. INTRODUCTION .. ........... ... ............................ 1 11. PRESENT WATER USE PATTERNS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A. EVALUATION OF WELL PUMPING RECORDS . . . . . . . . . . . . . . . . . . B. ASSESSMENT OF WATER USE CUSTOMERS . . . . . . . . . . . . . . . . . . C. FIRE FLOW REQUIREMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . D. LOST WATER........................................... 2 2 2 4 5 Ill. FUTURE WATER DEMAND PROJECTIONS . . . . A. POPULATION TRENDS AND PROJECTIONS B. LAND USE PROJECTIONS . . . . . . . . . . . . . C. FUTURE WATER USE PROJECTIONS . . . . D. FUTURE FIRE FLOW REQUIREMENTS . . . .. . .. .. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 6 6 7 7 IV. ASSESSMENT OF PRESENT WATER SYSTEM FACILITIES . . . . . . . . . . . . 8 A. WELL SUPPLY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 B. SYSTEM CONTROLS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 C. ELEVATED WATER STORAGE TANKS ........................ 10 D. WATER DISTRIBUTION SYSTEM ............................ 12 V. RECOMMENDED WATER SYSTEM IMPROVEMENTS . . . . . . . . . . . . . . . . A. WELL SUPPLY AND LOCATION ............................. B. ELEVATED WATER STORAGE TANKS . . . . . . . . . . . . . . . . . . . . . . . . C. WATER DISTRIBUTION SYSTEM . . . . . . . . . . . . . . . . . . . . . . . . . . . . D. BASIS OF PROJECT COST ESTIMATES . . . . . . . . . . . . . . . . . . . . . . . E. PROJECT PRIORITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . APPENDIX A: APPENDIX B: APPENDIX C: ISO FIRE FLOW TEST DATA COMPUTER SIMULATION CALIBRATION RESULTS WELL WATER QUALITY TESTING 19 19 21 22 40 45 �LIST OF TABLES - - II II = II- , , -:, - Page Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table City of Gaylord Total Well Production (Demand) . . . . . . . . . City of Gaylord Largest Water Customers (1992) . . . . . . . . . City of Gaylord Lost Water . . . . . . . . . . . . . . . . . . . . . . . . . City of Gaylord Well Capacity . . . . . . . . . . . . . . . . . . . . . . . City of Gaylord Fire Flow Duration . . . . . . . . . . . . . . . . . . . Roughness Coefficients . . . . . . . . . . . . . . . . . . . . . . . . . . . City of Gaylord Water System Pressures . . . . . . . . . . . . . . Simulation Results for High Pressure System . . . . . . . . . . . Simulation Results for Low Pressure System . . . . . . . . . . . . City of Gaylord Schreur-West Streets - Area 1 . . . . . . . . . . City of Gaylord Schreur-West Streets - Area 1A . . . . . . . . . City of Gaylord Dickerson Road Improvements - Area 2 . . . . City of Gaylord South Old 27 Business District - Area 3 . . . . City of Gaylord South Old 27 Business District - Area 3A . . . City of Gaylord Old High School & Middle School - Area 4 . . City of Gaylord Devonshire Condominiums - Area 5 . . . . . . City of Gaylord Undersized Water Mains . . . . . . . . . . . . . . . Cost Estimates - Dickerson Road Improvements - Area 2 . . Cost Estimates - South Old 27 Business District - Area 3 . . . Cost Estimates - Old High School & Middle School - Area 4 Cost Estimates - Devonshire Estates Condominiums - Area 5 1 2 3 4 5 6 7 8 9 10 10A 11 12 12A 13 14 15 16 17 18 19 , • •.... ~ -- 3 4 6 8 11 13 15 16 18 24 24 26 28 30 32 34 35 41 42 43 44 LIST OF EXHIBITS Follows Page Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit 1 2 3 4 5 6 7 8 9 10 11 12 - City of Gaylord Area Topographic Survey . . . . . . . . . . . . . . 1 City of Gaylord Total Well Production . . . . . . . . . . . . . . . . . 3 City of Gaylord Population Trends . . . . . . . . . . . . . . . . . . . 6 Gaylord Water System Elevated Tank Schematic . . . . . . . . 11 1993 Water Distribution System Schematic ............. Map Pocket Wellhead Protection Area Delineation . . . . . . . . . . . . . . . . . 21 City of Gaylord Areas of Interest .................... Map Pocket Schreur-West Streets - Area 1 . . . . . . . . . . . . . . . . . . . . . . 23 Dickerson Road Improvements - Area 2 . . . . . . . . . . . . . . . 25 Old 27 Business Corridor - Area 3 . . . . . . . . . . . . . . . . . . . 27 Old High School & Middle School - Area 4 . . . . . . . . . . . . . 30 Devonshire Estates Condominiums - Area 5 . . . . . . . . . . . . 33 - - - --- -- - �-I I II II -_, -: ,. • "- CITY OF GAYLORD WATER SYSTEM STUDY MASTER PLAN I. INTRODUCTION The City of Gaylord has a 1990 population of 3,256. The entire City is served by the present water distribution system except newly annexed areas. The City's water supply and storage system currently consists of three (3) wells, and a 300,000 gallon elevated storage tank. A second 300,000 gallon elevated storage tank is currently under construction and will be in service by the summer of 1994. The water quality is excellent and firm well capacity is adequate. The service area varies in elevation from 1,320' to 1,380' (as shown in Exhibit 1). The distribution system consists of generally 4"-12• diameter water mains and will be separated into two (2) pressure districts by two (2) pressure reducing and sustaining valves (PRV's). The water pressure in the high pressure district (north of M-32) under normal operating conditions will range from 56 pounds per square inch-gauge (psig) at the new high school to 70 psig just north of M~in Street. The water pressure in the low pressure district (along M-32 and south) under normal operating conditions will range from 46 psig just south of Main Street to 62 psig near Milbocker and Dickerson Roads . The purpose and scope of this Study is to further utilize the computer model of the City of Gaylord's water system (which was developed for the • Water Study for a Second Elevated Storage Tani( of December 1992) and analyze existing areas of concern as well as provide recommendations for water system improvements in both existing and expected future growth areas. These computer simulated analyses provide a means for selecting transmission main routes and optimizing pipe diameters in order to meet and/or exceed existing and future water demands. In addition, water main improvements and expansions have been prioritized to provide the City of Gaylord and it's water users the greatest benefit for the least amount of cost. -- 93-214.01 01/94 ~ ~ 1-- -~ - - �- i -r-;-.·. .. . ·- ··r::=> , 0 I I .L" - ··_c• '~ ·~=-=-- J~,5:-----..::::~~ .:__.:...a.;:._ i 4 ~n~• 1/ ====---•=3 •."f<>J~n ~r= oc:-:w '!o a.1 .. _-_ ·" ""'==~==--~·s~=--==--_,==;~ l :"" 24=0""'0""1===="""=~==""""'""'='"""-=== ,. -=-=--=.c..=...._ ,t-· ~=~ :,,!) ,,:r':c:;:;-::.=:.:..== -,-:, '•'.lS EXHIBIT 1 ==c:- __ • . ,J;.:, �II. PRESENT WATER USE PATTERNS A. EVAlUATION OF WELL PUMPING RECORDS The City of Gaylord total well production since 1985 is summarized in Table 1 and displayed graphically in Exhibit 2. The total well production is the sum of metered output from Well #3, Well #4 and Well #5 throughout the year. The average daily flow has remained fairly consistent since 1985 at between 600,000 to 700,000 gallons per day (GPO). The average daily flow during the peak month of each year has shown more variation of between 800,000 to 1,650,000 GPO over the same period. The peak flow month has always been a summer month and can be attributed to lawn sprinkling during dry weather and area tourism. The peak month of each year has been June two (2) times, July five (5) times, August one (1) time, and September one (1) time. The recorded peak daily flow has been determined over the last three (3)'years and has risen from 1,618,572 GPO on June 26, 1991, to 1,971,000 GPO on July 22, 1992, to 1, 172,267 GPO on July 6, 1993. The peak day is typically a very dry day with a lot of lawn sprinkling, but it can also be artificially high if hydrant flushing is conducted by the City. This was the case on September 22, 1993 when 1,253,720 gallons were recorded. • 8. ASSESSMENT OF WATER USE CUSTOMERS Table 2 is a list of the twelve (12) largest water customers for the year 1992. The table indicates that the Gaylord water consumption is not dominated by one or a few large users, but is very diverse. As such, the demand is expected to grow with the City's residential population and area tourism. 93-214.01 01/94 -2 - �11111111 WI - - - - 111 - ----- - <O (,) N .... ~ 0 ..... 0 ..... <O ~ TABLE 1 CITY OF GAYLORD TOTAL WELL PRODUCTION (DEMAND) YEAR w TOTAL YEARLY GAL AVG DAILY GPO 1985 211,292,950 578,884 1986 212,194,773 581,355 1987 275,164,000 753,873 1988 234,407,250 642,211 1989 219,182,898 600,501 1990 217,740,000 596,547 1991 241,734,632 662,287 1992 248,244,000 680,121 1993 PEAK MONTH JULY JULY SEPT JUNE JULY AUG JUNE JULY JULY PEAK DAILY GPO MINIMUM DAILY GPO 1,083,433 1,618,572 414,288 31,413,000 1,054,533 1,971,000 107,000 27,836,000 927,868 1,172,267 TOTAL PEAK MONTH GAL AVG PEAK MONTH GPO 23,952,750 772,669 24,143,500 778,822 49,767,000 1,658,900 33,445,250 1,114,841 27,506,000 887,290 26,924,000 868,516 32,503,000 �•••WI•• ·• • • • • -... WI WI .WI WI WI 1111 EXHIBIT 2 CITY OF GAYLORD TOTAL WELL PRODUCTION 2. 1 2 1 .9 )~ 1.8 ' 1.7 \ 1.6 1.5 1.4 1.3 ,.--., 0 Q_ (.'.) ..._,, >,.,.--., 0 (J) 0 C 0 L Q) Q_ (J) C 0 -0 (.'.) '...= = 2 ..._,, rl ) 1.2 1. 1 1 0.9 0.8 I I I I I I I / 0.7 I \ \ \ \~ ~ \ \ \ \ \ \ \ I] ~ / ~ ✓ '~ / 0.6 0.5 0.4 \ / / -,~ / ~> _______,, ,, ~ I , I' 0.3 0.2 0.1 0 1985 D 1986 Peak Day 1987 1988 ◊ l989 Peak Month Avg 1990 1991 X 1992 Yearly Avg 1993 �I I TABLE 2 I I I I I 1· I I I I I I I CITY OF GAYLORD LARGEST WATER CUSTOMERS - 1992 Cubic Feet Year C. Gallons Year Percent of Total 1 Holiday Inn 997,200 7,459,056 3.0 2 Tendercare 805,640 6,026,187 2.4 3 Glens Alpine Plaza 710,920 5,317,681 2.1 4 Best Western 705,330 5,275,868 2.1 5 Otsego Memorial Hospital 418,810 3,132,699 1.3 6 Days Inn 376,300 2,814,724 1.1 7 Quality Inn 338,300 2,530,484 1.0 8 Management Resources Dev. 336,800 2,519,264 1.0 9 Alten Zimmer 293,300 2,193,884 0.9 10 Alpine Plaza Laundry 282,850 2,115,718 0.9 11 Sugar Bowl Restaurant 259,872 1,943,842 0.8 12 Palmer's 256,680 1,919,966 0.8 FIRE FLOW REQUIREMENTS An accepted guideline for desired fire flow is as determined by the Insurance Services Office (ISO) criteria. The ·needed• fire flow in Gaylord ranges from 1,000 gallons per minute (GPM) in residential areas to 5,000 GPM at the Holiday Inn. Most commercial areas have a •needed" flow of 3,000-3,500 GPM, with 4,000 GPM at the existing high school. The •needed• fire flow rate is that flow for a specific duration for a full credit rating. However, ·needed· fire flows greater than 3,500 GPM are not considered in determining the ISO classification of the City. I I 93-214.01 01/94 -4- �I I I I I I I I I I I· As noted in the •city of Gaylord Water System Study for a Secof1d Elevated Storage Tank• of December, 1992, the fire flows throughout the City will be enhanced with the construction of the second elevated storage tank and high pressure district. This study further evaluates system improvements which will also increase fire flow and protection in portions of the City. D. Lost water is the volume of water produced at the wells less the volume of water actually billed by the City. Examples of causes of lost water can be unmetered consumption by the City itself such as the usage at the Wastewater Treatment Plant, water used at fire hydrants, non-working water meters; or in some city's, water intentionally left running in the winter to prevent water main freezes. A ratio of 80-95% billed would represent a tight system. A ratio of 50% billed or less would indicate major water losses. Table 3 is a comparison of total annual water production at the wells and the corresponding total annual water billed. The average ratio of water billed to water produced over the period of from 1989 to 1992 was 76%. This represents a reasonably tight system, however efforts to reduce water loss should continue. An evaluation of the ratio of total monthly water production at the wells to the corresponding total monthly wastewater treatment plant flow for the period of from September, 1992 to September 1993 was also completed. The wastewater treatment plant would normally receive less water than produced at the wells as water used for sprinkling lawns, private washing of cars, etc., would not be collected in the sanitary sewer system. Conversely some rainwater does enter the sanitary sewer system as several storm water catch basins are still connected to the sanitary system. The ratio of wastewater generated to total water produced averaged 72% with a range as low as 50% in July and a high of 80% in January. The measured flow of wastewater compares well with the billed volume of water. I: I I I I I I I LOST WATER 93-214.01 01/94 -5- �I I TABLE 3 CITY OF GAYLORD I I I· I I I I I I I I I I I I I LOST WATER TOTAL WELL PRODUCTION TOTAL BILLINGS LOST WATER (cubic feet} (gallons} (gallons} PERCENT BILLED TO WATER PRODUCED YEAR (gallons} 1985 211,292,950 28,247,720 1986 212,194,773 28,368,285 1987 275,164,000 36,786,631 1988 234,407,250 31,337,868 1989 219,182,898 29,302,526 22,821,008 170,723,961 48,458,937 78 1990 217,740,000 29,109,626 20,403,101 152,635,599 65,104,401 70 1991 241,734,632 32,317,464 26,327,306 196,954,576 44,780,056 81 1992 248,244,000 33,187,700 25,367,874 189,777,065 58,466,935 76 1989-1992 Avg. 76 Ill. (cubic feet} TOTAL BILLINGS FUTURE WATER DEMAND PROJECTIONS A. POPULATION TRENDS AND PROJECTIONS The population trends in Gaylord from 1960 to 1990 are shown in Exhibit 3. The •projected• line represents future population with the same average increase in population as over the last 30 years, which has been an increase of 230 per ten (1 0) year period. Indications of continued growth within the City are proposed with new residential areas in the northeast corner of the City and a mobile home expansion at Aspen Park, as well as some residential units within recently annexed areas. 8. 93-214.01 01/94 LAND USE PROJECTIONS It is anticipated that growth in Gaylord will continue to generate commercial and institutional utilization of land in and around the City. The growth of tourism will result in the construction of additional -6- �- - ·- - - ·- - - - - - - -- - - - - EXHIBIT 3 CITY OF GAYLORD POPULATION 5 ,,, 4.5 4 C 0 ,.---.,. - 'D rn ,._, C :J 0 3.5 ,r,. o. rn 3 ..c I,._,>, ..___., u V /] S! 0 :J 0.. 0 V / / r- r _/1' 2.5 rh [/ 2 1.5 1960 1970 1980 D 1990 Actual 2000 2010 X 2020 Projected 2030 2040 2050 �I I motels, restaurants and service facilities. Approximately two-thirds of the City is zoned residential and the remaining one-third is zoned as commercial or industrial. t I· C. FUTURE WATER USE PROJECTIONS The total annual water production, as shown in Table 1, has grown at a general trend of 17% in 7 years. This represents an average increase in demand of 25% in 1O years. Recent annexations from Bagley and Livingston Townships have resulted in additional commercial districts being incorporated into the City. As such, it is anticipated that additional water mains will be constructed within the next few years in areas such as south Old 27 and potentially to the Georgia Pacific plant south of the Industrial Park. There may well be a future desire for City water supply by Hidden Valley to the east and Gaylord West Subdivision and Nottingham Forest Mobile Home Park to the west. All of these possibilities make it speculative as to projection of future water use, however the trend for increased demand is clear. A 25-50% growth factor in the next ten (10) years would not be unrealistic. D. FUTURE FIRE FLOW REQUIREMENTS As previously noted, the highest •needed" fire flow at the present time is at the Holiday Inn and the existing high school at 5,000 and 4,000 GPM, respectively. The future highest fire flow requirements will be at the new high school, and at any other large hoteVmotel complexes. The use of a sprinkler system, which is likely for major new commercial construction, will however reduce the need for large amounts of water at the hydrant. A general goal of 3,000-3,500 GPM is realistic for new commercial areas of water service unless a specific facility is proposed with greater water needs. I I I I· I I I I I I I I I I I 93-214.01 01/94 -7- �I I I I I I I I I I I I I I I I I I IV. ASSESSMENT OF PRESENT WATER SYSTEM FACILITIES A. WELL SUPPLY The capacity of the City's existing three (3) wells pumping to the elevated storage tanks are shown in Table 4. The existing wells will be operated on demand, based on water level in their respective elevated storage tank. Wells 3 and 5 will be operated together in the high pressure district with Well 4 operating alone in the lower pressure district. Although Well 4 will typically operate singularly, whenever water pressure in the lower pressure district cannot be maintained by Well 4 alone, the PRV's will open allowing Wells 3 and 5 as well as the new Elevated Tank 2 to supply water and increase pressure to the low pressure district. The firm well capacity, with the largest well (No. 5) out of service, under the new conditions is 2,200,000-2,500,000 gallons per day (GPO). The total well capacity with all three (3) wells pumping is 4,000,000-4,200,000 GPO. TABLE 4 CITY OF GAYLORD WELL CAPACITY I FLOW (GPM) I GALLONS PER DAY (GPO) I Well#3 430-570 619,200-820,800 Well#4 1120-1165 1,612,800-1 ,677,600 Wells 3 + 4 1550-1735 2,232, 000-2 ,498,400 1200 1,728,000 Well#5 I Wells 3 + 4 + 5 I 2750-29351 3,960,000-4,226,400 I As previously discussed, Table 1 is a summary of actual total well production (demand) between the years of 1985-1993. Of particular note is the peak day usage of 1,971,000 GPO. The existing firm well capacity of 2,200,000-2,500,000, with Well 5 out of service, provides an adequate factor of safety over the largest recorded peak day usage at this time. 93-214 .01 01/94 -8- �I I I I I The two (2) largest wells, Wells #4 and #5, are equipped with emerg~ncy power connectors which allow operation during a power outage with a stand-by generator. The water quality of all three (3) wells is excellent as indicated by the Michigan Department of Public Health testing results completed in August of 1990. This data is included in Appendix C for reference. The City of Gaylord does not provide any water treatment such as chlorination, fluoridation or softening. I 8. With the addition of a second elevated tank in 1994 the water system will be divided into two independently operating pressure districts. The control system will utilize high frequency radio communication and operate Well #4 based upon the water level in Elevated Tank 1 and operate wells #3 and #5 based upon the water level in the new Elevated Tank 2. The control system will be provided with a •remote terminal unit" (RTU) at each well house and elevated tank with a central control panel located at the DPW garage. This panel will contain water level recorders for the two elevated tanks, totalizers for the flow signals from each well house, annunciators for the various system alarms and status indicators and control devices for proper system operation. Adjacent to the central control panel will be two (2) 24-hour circular chart recorders which will record the water system pressure sensed at the base of each tower. Each of the three existing wells is currently provided with a propeller type flow meter. An electronic signal will be sent from each flow meter to the DPW Garage where well flow will be indicated and totalized. Each RTU will contains a radio transceiver; the control electronics necessary to input and output the signals which interface with the RTU; and a battery backed power supply. The RTU will have the capability of providing more than one output signal and accepting more than one input signal. Each well house RTU will provide one well pump control output and accept an input signal to confirm that the well pump is running. A second input at each well house will provide for a flow signal from the existing flowmeter. Each elevated tank RTU I I I I I I I I I I I I r SYSTEM CONTROLS 93-214 .01 01/94 -9- �I I will accept one analog input proportional to the water level in the tank and one flow switch signal to indicate tank overflow. C. I ELEVATED WATER STORAGE TANKS Table 5 is a summary of estimated tower durations under average and peak consumption conditions coupled with a fire draw of 3,500 GPM, which meets ISO •needed• fire flow for most areas of Gaylord and is what current available fire fighting equipment can pump (including a neighboring department). ISO requires a duration of 3 hours for a 3,500 GPM fire situation. The existing Elevated Tank 1 is able to provide 300,000 gallons for the low pressure district with Tank 2 capable of extending fire protection by an additional 300,000 gallons. In addition, Elevated Tank 2 will provide the majority of flow for a fire in the high pressure district. As shown in Table 5, the two (2) 300,000 gallon tanks together will provide 7.4 hours fire fighting duration with all three wells running and 3.9 hours fire fighting duration with Well 5 out of service under average consumption conditions. As such, the City will be in excellent condition for water storage when the new tank construction is completed. Exhibit 4 is a schematic of the existing Elevated Tank 1 and the new Elevated Tank 2. The total bid construction cost of the new Elevated Tank 2 and System Modifications to incorporate a high pressure district is $475,000. The tank construction is anticipated to be completed in June of 1994. I I I I f f f 93-214 .01 01/94 - 10 - �~- -- ------------~~~~ co w I\) ..... .:,. 0 ..... 0 ..... co .:,. TABLE 5 CITY OF GAYLORD MASTER WATER STUDY- FIRE FLOW DURATION ~ ~ AVERAGE MAXIMUM CONSUMPTION DRAW (gpm) FIRE DRAW (gpm) TOTAL DRAW (gpm) WELL TOWER WELL# SUPPLY (gpm) DRAW (gpm) @300,000 @600,000 GAL GAL 600* 3,500 4,100 3 430-570 3,670 1.4 2.7 600* 3,500 4,100 4 1,120-1,165 2,980 1.7 3.4 600* 3,500 4,100 5 1,200 2,900 1.7 3.4 600* 3,500 4,100 3&4 1,550-1, 735 2,550 2.0 3.9 600* 3,500 4,100 3, 4 &5 2,750-2,935 1,350 3.7 7.4 1200 3,500 4,700 3&4 1 ,550• 1 I 735 3,150 1.6 3.2 1800 3,500 5,300 3&4 1,550•1 I 735 3,750 1.3 2.7 1800 3,500 5,300 3, 4 &5 2,750-2,935 2,550 2.0 3.9 *Average flow over 24 hour day @ 850,000 GPO Peak consumption estimated at 1,200-1,800 GPM ·o r. TOWER DURATION HOURS �I I I I I I I I I I I I I I I I I I I HIGH WATER LINE El£V 1515.0' HIGH WATER, LINE ELEV 1462.5 LOW WATER µNES. El.£V 1430. 0 rq ..C\I ...- NEW ELEVA TED STORAGE TANK #2 300,000 GAL CAPACITY FAIRVIEW ROAD EXISTING ELEVATED STORAGE TANK #1 300,000 GAL CAPACITY SOUTH WISCONSIN A VENUE EXHIBIT 4 GAYLORD WATER SYSTEM ELEVATED TANK SCHEMATIC �I I D. I I I I I I 1. • COMPUTER MODELING - CALIBRATION The "Kentucky Pipes Program•, is a computer simulation which analyzes steady state flows in pressure pipe networks. This program was used to model the Gaylord water distribution system, including the pipes, the wells, and the water storage tank(s) for the • Water System Study for a Second Elevated Storage Tani(' submitted in December of 1992. A physical description of the pipe network (i.e., diameter, length, elevations) is required for the analysis which was developed as shown in Exhibit 5: 1993 Water Distribution System Schematic which is included in the Map Pocket. Detailed water system maps of Gaylord were used as a reference and City personnel also provided information about the system and its' operation. In addition to the physical characteristics discussed above, a coefficient of friction or C-factor was assigned to each pipe. The coefficient of friction is a measure of the "roughness• of the interior of the pipe and varies depending upon the diameter, the age, and the type of pipe material. Scale build-up on the interior pipe walls causes the equivalent flow diameter of the pipe to decrease, which in turn affects the flow capacity. A lower Cfactor is indicative of a decrease in flow capacity. Water consumption records were reviewed and water use or demand, especially for the larger non-residential users, was input appropriately for simulation via the computer model. Water consumption records were used to determine the average usage for all major water users (over 10,000 cubic feet per quarter, or 830 GPO). Nominal residential demands were also input into the model such that the total consumption throughout the system represented a peak day of approximately 850,000 GPO usage. The simulation output data includes the flow rate (and velocity), direction of flow, and head loss for each pipe. System pressures and the hydraulic gradient are also calculated. If the model incorporates storage tank(s), the results of the simulation will include the flow in and/or out of the tower. I I I I -f I 1· f J J WATER DISTRIBUTION SYSTEM 93-214 .01 01/94 - 12 - ,. �-I - The results of fire flow tests conducted by ISO Commercial , Risk Services, Inc., in October, 1991 (see Appendix A), well operating data, and storage tank water level information were obtained and used to accurately calibrate the computer system model. In other words, static and dynamic flow conditions were simulated by computer; the resultant pressures and flow r:1tes were compared to data from actual field tests. The location of the sixteen (16) tests used to calibrate the model are shown on Exhibit 5. The C-factors were adjusted accordingly in order to provide an accurate and reliable computer model comparable with actual field results. Table 6 is a summary of the C-factors that were ultimately used to calibrate the model of the existing water distribution system. These C-factors are also shown on the enclosed Exhibit 5 with it's corresponding pipe number. I -I - TABLE NO. 6 ROUGHNESS COEFFICIENTS I I I I I I I i i I DESCRIPTION IC-FACTOR 4-inch pipe 70 6-inch pipe 70 10-inch and 12-inch pipe South of Grandview 80 PVC pipe I 120 Well 3 and adjacent pipe 85 Well 4 and adjacent pipe 80 Well 5 and adjacent pipe 100 Storage Tank and adjacent pipe 75 The simulated hydrant flows and residual pressures of the calibrated computer model correlated well with those actually experienced in the existing water distribution system (see Appendix B). 93-214.01 01/94 - 13 - �I I 2. II I I I I I I I I I I I II II • • 93-214 .01 01/94 MODELING OF THE IMPROVED SYSTEM The calibrated computer model was used to simulate recent system improvements, more specifically, the construction of a new storage tank (Elevated Tank 2) and the installation of pressure regulating and sustaining valves. Construction of the new elevated storage tank on the north side of town improves the system pressures for the northern portion of the City and for the new Gaylord High School. However, in order for the system to operate appropriately, pressure regulating valve(s) where necessary to prevent the existing Elevated Tank 1 from continually overflowing because of elevation difference between the two tanks (see Exhibit 4). The criteria for locating the pressure regulating valves, which essentially isolates the north and south part of the city from each other, was to improve the system hydraulics and provide a backup system. For example, locating the pressure regulating valves such that Wells 3 and 5 are situated in the high pressure district provides redundancy within the high pressure district. In addition, the entire high pressure system including Elevated Tank 2 will provide redundancy to the low pressure system. Likewise, because a significant number of businesses with large fire flow demands are situated along Main Street, the pressure regulating valves were located just north of the downtown area, i.e., Main Street. The type of valve installed for the Gaylord system is a pressure reducing and sustaining valve which maintains a preset downstream (south of Main Street) pressure provided the upstream pressure does not drop below a specified value (40 psig). If the upstream pressure drops below the pre-set minimum, the valve will close to sustain the minimum pressure in the higher pressure system, and not serve the lower pressure system until the pressure in the higher system returns to or is greater than normal. The valve also allows backflow from the low pressure side to the high pressure side should the pressure drop sufficiently, such as a fire flow, on the high pressure side. Locations for the pressure regulating and sustaining valves are the 10-inch pipe on Ohio Street between West Main and - 14 - �r I I I I I I Mitchell Streets and the 8-inch pipe on Center Street between East Main and Huron Streets as shown in Exhibit 5. In order to • complete the separation of the high and low pressure districts (i.e., prevent bypassing the pressure regulating valves), valves in the pipes connected to and north of the 8-inch pipe in Main Street will be closed. The overflow level of 1515 feet for Elevated Tank No. 2 will result in a static pressure of 56 psi at the new High School and 70 psi on the north side of M-32 downtown. The difference in overflow water surface between Elevated Tank 1 (1462.5) and Elevated Tank 2 (1515.0) is 52.5' or 23 psi. With the pressure regulating valves and the new Elevated Tank 2 located per the above discussion, the new system pressures under normal static (pumps off) and dynamic (pumps on) operating conditions are tabulated in Table 7. TABLE 7 I CITY OF GAYLORD WATER SYSTEM PRESSURES Pressure District I I I 93-214.01 01/94 Low I High Static (pumps off) 56-70 psi 46-62 psi Dynamic (pumps on) 47-72 psi 53-84 psi - 15 - I �r ( 3. I I I I I I I I I I I I I I I • • SIMULATED FIRE FLOW CONDITIONS HIGH PRESSURE SYSTEM Fire flow conditions were simulated after incorporating the pressure regulating and sustaining valves and Elevated Tank 2. As displayed in Table 8, all fire flow test locations modeled in the high pressure district show significant improvements with the addition of Tank 2 and the separation of the system into two pressure districts. A review of the simulation results for the June, 1991, and October, 1991 Fire Flow Tests 12-17, which are located in the high pressure district, suggest that the ISO "needed" fire flows for Tests 13, 14, 15 and 17 can be met via the new water storage Tank 2 alone, whereas Wells 3 and 5 must be operating to provide the optimum flow for Test 12 as shown in Table 8. TABLE 8 SIMULATION RESULTS FOR HIGH PRESSURE SYSTEM PREVIOUS SYSTEM SIMULATED AVAILABLE SIMULATED FIRE FLOW AVAILABLE (gpm) @ 20 psi FIRE FLOW (gpm) @ 20 psi ············•· ...-..., .................... .................................. ·································· WELLS 3 & 5 WELLS 3 & WELLS 3 & OFF 5 OFF 5 ON NO. FIRE FLOW TEST ISO "NEEDED FIRE FLOW (gpm) @ 20 psi 35 12 1,000 500 23 13 2,250 1210 12 14 2,250 1180 8 15 1,000 570 3 17 3,500** 750* NODE NEW HIGH PRESSURE SYSTEM *At New High School **Estimated value as ISO has not made a determination for the New High School Shaded areas exceed ISO "needed" fire flows 93-214.01 01/94 - 16 - �r r 4. - I I I I I I I I I I I I I I I - II - 93-214.01 01/94 SIMULATED FIRE FLOW CONDITIONS LOW PRESSURE SYSTEM In all fire flow test locations modeled in the low pressure district, improvements will be made over previous fire flow conditions after the construction of the second elevated storage tank and development of the two pressure districts. Table 9 shows simulated results of available fire flows in the low pressure district under the previous system and including the new high pressure district. In the previous system, Elevated Tank 1 alone could not provide sufficient flows to satisfy the ISO "needed• fire flows except at test location 6, with test location 1O falling in the lower portion of the ISO •needed• fire flow range, and with Well 4 on at test locations 3 and 6. As such, eight (8) locations remain below the ISO ·needed· flow without the benefit of the high pressure district. The simulated results, including the new high pressure district with the addition of a second elevated tower, indicates available fire flows exceed ISO •needed" fire flow at test locations 5 and 6 with no wells operating, with test locations 7 and 1O falling in the upper portion of the ISO ·needed" fire flow range, and at locations 3, 5 and 6 with all three (3) wells operating. - 17 - �TABLE 9 SIMULATION RESULTS FOR LOW PRESSURE SYSTEM I I I I I GJ . 101 91 95 108 61 60 47 46 51 75 81 ISO "NEEDED" FIRE FLOW (gpm)@ 20 1 2 3 4 5 6 7 8 9 10 11 3,000 3,000 3,500 2,000 3,500 2,500 2,000-5,000 3,000 3,500 2,000-4,000 3,000 Well 4 Off nc::i Well 4 On Wells 3, 4 & 5 Off Wells 3, 4 & 5 On 2,160 1,573 1,530 2,231 1,210 1,063 1,050 1,234 ' / 3,650 2,971 2,570 4,196 . 1,245 1,380 1,220 1,387 /. 3·,932 •i: 4,140 :" 2,920 2,540 :·-:-: i) 4 129 {:··. / 4,335 /·••··• : •: 2,580)} I< 2,970 ·. ·:::.: 3,990 .· }i A;23a < 1,600 1,490 1,013 950 910 1,016 1,790 2,120 1,590 2,173 > 2,600 • .,,· .•. }:/ 3,118 } 2,230 \(? .\3,335/:.,,:•:•• 1,880 1,690 2,060 2,141 Shaded areas exceed ISO "needed" fire flows. I I I I I I I I I I FIRE FLOW TEST INCLUDING NEW HIGH PRESSURE PREVIOUS SYSTEM DISTRICT SIMULATED AVAILABLE FIRE FLOW (gpm) @ 20 psi The increase in available fire flow to the low pressure district occurs in the event of a fire because the pressure on the downstream side of the pressure regulating valves will drop below the pre-set pressure rating and cause the valves to open providing additional water flow and an increase in pressure from the high pressure district. Available fire flows at test locations 1, 2, 4, 8, 9 and 11 are still projected to remain less than the ISO •needed" fire flow. In order for the entire low pressure system to better meet the "needed" fire flows indicated by the ISO, additional improvements to the existing distribution system will be necessary. 5. 93-214.01 01/94 UNDERSIZED WATER MAINS Currently the City of Gaylord has a number of undersized water mains of less than 6" 0 throughout the distribution system. These small lines are no longer acceptable as compared with - 18 - �I I I I I I I I I I the with Michigan Department of Public Health minimum requirements of s• 0 for service lines and a• 0 for transmission mains. Table 15 is a compilation of the current undersized water mains, as referenced from the 1993 City of Gaylord Water System Maps; this Table is located in Section V. C. of this report. V. A. WELL SUPPLY AND LOCATION Currently the City's three (3) wells provide a flow of 2,750-2,935 GPM or 4,000,000 to 4,200,000 gallons per day (GPO), as noted in Table 4. The firm well capacity, with the largest well taken out of service, can provide flows of 1,550-1,735 GPM or 2,200,000 to 2,500,000 GPO. Referencing Table 1 between the years of 1985 to 1993, the average daily flows ranged from 578,884 GPO in 1985 to 753,900 GPO in 19'87 with an average of 636,972 GPO over the eight (8) year period. In addition, a peak daily demand of 1,971,000 GPO was recorded in July, 1992 . Using the average daily flow of 636,972 GPO, an additional 1,563,028 GPO demand or an increase of is 245% is required in order to reach the City's firm well capacity (with Well 5 taken out of service) . Moreover, if the recorded peak daily demand is used, an additional 229,000 GPO demand or an increase of 12% of the peak daily flow is required in order to reach the City's firm well capacity. In both cases the City's existing well supply is shown to be more than adequate under existing water demand conditions and more than likely for some time in the future. As the desire for City of Gaylord water increases the well capacity can be incrementally increased as follows: ••• • • •II • •II RECOMMENDED WATER SYSTEM IMPROVEMENTS I 1) Well #3 (Hazel Street): The existing well pump has seven (7) bowls and is equipped with a 60 HP motor. With the addition of a higher pressure district the output of this well will be 93-214.01 01/94 - 19 - �I I I reduced from 700 GPM (1,008,000 GPO) to 570 GPM (820,800 GPO). The addition of one (1) bowl and a 75 HP motor would bring the pumping capacity back to approximately 690 GPM (993,600 GPO) which is very near the existing rated capacity of 700 GPM. The estimated cost of these modifications is $20,000$25,000. II I I I 2) Well #5 (North Otsego): Well #5 is currently the largest production well in the City system with a design flow rate of 1,500 GPM (2,160,000 GPO) with a 150 HP motor. With the addition of a higher pressure district the output of this well will be reduced from 1,500 GPM (2,160,000 GPO) to 1,200 GPM (1,728,000 GPO). The addition of another bowl to the pump and a 200 HP motor will allow the pump to produce 1,600 GPM (2,304,000 GPO), a 100 GPM increase over the existing well capacity and a 400 GPM increase over the pump capacity with the higher pressure district. The Well #5 will also require a new 300 amp electrical service, reduced voltage starter and stand-by generator connector. The estimated cost of these modifications is $50,000-$60,000. The increase in capacity at Well #5 does not increase •firm• capacity which is the pumping capacity with the largest well out of service. As such, ultimately a new well will be required. •• • • 1- 3) New Well #6: When needed, a new well can be developed with a capacity of 1,500-1,600 GPM and provide the City with •firm• capacity well into the future. The work completed for "Wellhead Protection Area Delineation - City of Gaylord" issued by the Departments of Natural Resources and Public Health, September 1992, should be utilized to locate potential new well sites. In general, it is recommended that the well be located with a separate wellhead protection zone from the existing three (3) wells, that it be located distant from the existing towers, and that it be located in the high pressure district. 93-214 .01 01/94 - 20 - �I I I I The above criteria favors the northwest area of the City perhaps as far west as Murner Road and north of M-32 as sh0wn in Exhibit 6. A minimum isolation of 200 feet in all directions will be required and a minimum distance of 2,000 feet from major sources of contamination will also be required. The recommendation that a new well be located in the high pressure district is also contingent on reviewing the future pumping records of Well #4 which will provide the majority of water for the low pressure district. If future demand in the low pressure district causes Well #4 to operate for long periods of time, then consideration should be given to locating Well #6 in the low pressure district. •I I 8. ■· I I I ■· ■ ■ • • • 93-214.01 01/94 ELEVATED WATER STORAGE TANKS The City of Gaylord completed a •water System Study for a Second Elevated Storage Tank• in December of 1992. The recommendations of this Study resulted in the construction of a new 300,000 gallon elevated storage tank located on Fairview Road and the creation of two (2) pressure districts. Each pressure district is serviced by one (1) 300,000 gallon elevated storage tank and supply well(s). The high pressure districts' storage tank and supply wells, located north of Main Street (M-32), are ·available to the low pressure district during peak water usage and fire flow conditions. Water from the high pressure district becomes available during high demand periods after water pressure at either of the two (2) isolating PRV's reaches 40 psi or bel~w. As this preset pressure is reached the PRV's open to provide a flow of water until a pressure greater than 40 psi at the PRV's is maintained. In the case of a high demand or fire flow condition in the high pressure district, the PRV's allow backflow or water flow from the low pressure districts' tank and well to the high pressure district. Referencing Table 5, during average water consumption conditions combined with a fire draw of 3,500 GPM and employing both tanks, the estimated elevated storage tank durations are 7.4 hours; and 3.9 hours with the largest well taken out of service. During estimated peak water consumption of three times (3x) the average or - 21 - �I I I I I I I WELLHEAD PROTECTION AREA DELINEATION CITY OF GAYLORD POTENTIAL WELL #6 LOCATION 9::! McCLOUTH RO FAIRVIEW RD : ...... ?LAKES '---- ______------. o: a: ' U) w 0 .._____.--,---, a: a: RESORT •. >- AREA <I: I ~ a: ::J }: •• I GAYLORD • ..□□ \D ·• a: a: u <I: z ..... ~ u <I: }: olS I..... 0 i-----1 O WASTEWATER · •• TREATMENT FACILITY r- ' '--~ POT NTIAL WELL #6 LOCATION a: 1- w 0 McCOY RO 0 KNc»ILTON LAKE EXHIBIT 6 . �I I I I I I I 1,800 GPM coupled with a fire draw of 3,500 GPM, storage tower durations are estimated at 3.9 hours; and 2. 7 hours with the largest well taken out of service. ISO requires a duration of 3 hours for a 3,500 GPM fire situation . .With the recent construction of the second elevated storage tank, the City of Gaylord's storage capacity is more than adequate for existing conditions and for some time in the future. Therefore, additional storage capacity has not been investigated further. C. •• I ■ 93-214 .01 01/94 WATER DISTRIBUTION SYSTEM Five (5) primary areas of interest have been partitioned within the City of Gaylord's water distribution system for the purpose of analyzing the efficiency of the current distribution system and evaluating the adequacy of the existing water mains. In addition, recommendations for improving each area's ISO fire flow rating has been provided in prioritized phases with associated estimated construction costs. The sixteen (16) ISO selected points of importance have been identified within the computer model and are used as the locations for setting goals of acquiring the •needed• flows at a 20 psi residual pressure. The ·needed· or optimum flow ·is the rate of flow for a specific duration for a •tull credit conditions ■, and is based on building construction, occupancy, automatic sprinkler protection and exposure. The ISO ·needed• fire flow is typically a goal but not a requirement, with most communities not meeting the ISO •needed• flow throughout their water distribution system. These five (5) areas of interest are located mostly near the extents of the existing water system. Although some portions of the outlined areas of interest currently receive water service, the completion of water main loops will provide a more reliable and efficient distribution system to the existing water user and also aid in expanding service in expected growth areas. Exhibit 7, included in the Map Pocket, shows these areas in relation to the current City Limits and overall water system. - 22 - �I Area 1 - Schreur and West Streets This area located in the northwest section of the city has suffered from a lack of adequate water pressure, especially during peak usage. Water mains consisting mostly of 4• and 6" 0 supply water in the residential section with a 1O" 0 transmission main along North Ohio Street (see Exhibit 8). The primary reason for minimal pressures in this area was the lack of elevation difference from Elevated Tank No. 1, with the distance from the tank and the small diameter water mains contributing to the pressure loss. With the addition of a second elevated storage tank along Fairview Road and the creation of two pressure districts, a substantial increase in pressure around the Schreur-West Streets area can be expected. In 1993 the City of Gaylord also replaced an abandoned water main with an a• diameter main on Schreur Street between West Street and North Ohio Street which has improved the flow capacity to the area significantly. Table 1O shows that with peak flows of 150 GPM at each node the old system produced less than adequate pressures of 13-23 psi. Moreover, with the new Elevated Tank No. 2 servicing the high pressure district, pressures are typically over 60 psi, an increase of over 37 psi. This pressure increase is a direct result of the added elevation difference between the new Elevated Tank 2 and the Schreur-West Street area as well as the reduced distance in which water must flow to service this area. The new tower and the Schreur Street water main replacement should therefore resolve pressure problems experienced on Timberline, Strawberry Lane and West Street north of Schreur Street. Because West Street south of Schreur Street is served by only a 4" 0 water main there may still be some noticeable lower pressures during periods of extreme peak demand. However, Table 1OA shows that pressures greater than 20 psi will be available even as flows are increased to 400 GPM at each node. A demand as high as 400 GPM at each node would represent an extreme amount of water usage. No additional construction is recommended for Area 1 at this time, however should low pressures be experienced after the new . elevated storage tank is operational, the 4• 0 lines should be increased to a minimum of s• 0. I I I I I 11· • • • • 93-214 .01 01/94 - 23 - �0 ~ a:: §i~ JI il ~ □ ~![ 1 11 eJlil • • 1-75 V) I I• lI :• I :I :• Ii I: .I : II i : NORTH SCALE: 1•= ±600' CITY OF GAYLORD MASTER WATER STUDY MEECHER £'_APITAL ~NSULTANTS ENGINEERS EXHIBIT NO. 8 SCHREUR-WEST STREETS AREA 1 �• ·• ,u JIIIIMID fflCWH ruff DG'f:I, ,_....,. lftmDlft .... I ~::o :IIITol l.1QJ =11121 I l.1QJ ::!/: I ~ a, • ,.., i ~ : - ' 8"¢ i I I -< •. I• . ~ ~ : J ::o ;;o l_!}_CH_~E~_R -·-·-·- ~z T ~~ Or 0 6"¢ 4"¢ I1~d I ! 1111 ! fisol i L?QJ i ~ Ill LANE RANDOM (.!g)~:1 " ll[ill ® I+ 0, 0 LEGEND . l.1QJ ~- ~ @ PIPE I C FACTOR NODE I : 1157 q l129J 11~ )>,, . EXISTING WATERMAINS 12"¢----10"¢- - - - - I REPLACE f!i, 'NATERMAIN1 WITH ±300 LF OF 12"111 PHASE NO 4 6 ~ 0 ,..,. ::r:lf"isl ~ : O IJ1QJ • \ : cm W. NORTHr:,l Ill '¼=:-::7 \ \ -,.;::;-, @l I'--:-- . - g ®1:I rnJ 111® 0 .11~ 29' 70 W. JENSON ~ )>o (/) CONSTRUCT ± 4950 LF 12"1f WATERMAIN AND PRV - PHASE NO 3 - ~ ~ w. 44 120 ~11~.. .. . I PETOSKEY rtj=< :::0 0 :E .,., ~EJ~o16, W, MITCHE~L ~G) rr, )> ::0-< "PROPOSED 1 o" PRV' 1 2" PRV" FIRE FLOW r 1741 (/)Q l_l!g --l :::0 @ TEST~ 1731 @ l_l!g Co W. MAIN M-32 11641 ll!2J 0 -< FIRE FLOW TEST #7 =~ -~~ zc=l \ 6 1l ?1 d r:ioil ~ rnf'J® CONSTRUCT ±2650 LF 12"111 WATERMAIN PHASE NO 1 ,..,r> ,..,>~r ;;oz 0 ~ 0 ,.., ITTo7 ~ V)"' ;:,,; ;;o (/) 0 z ~ -u :::oo o< (") fT1 G§) REPLACE 4"• AND f j • WATERMAINS WITH ± 1 .21 0 lF OF 1 2" • PHASE NO 2 f139l l!1QJ i1J8l fTIAX lZQ_J ~rr,I ··--~--·-··-··-··- .. rr, ::0 - --iO- (J) z --; z :::0 0 o· )>)>co 0 :::u ~ N E:IGHTH i149l l.!12.J z (/) rn VANTYLE I~ rml ~ lisol ~ ' ~ · ~OSCONS/N �I I TABLE NO. 10 CITY OF GAYLORD SCHREUR-WEST STREETS - AREA 1 I 1· NODE NUMBER I 6 7 8 9 10 11 15 400 401 I -I ••• FLOWS (gpm) 150 150 150 150 150 150 150 150 150 15.0 14.4 13.1 13.3 15.2 18.3 22.7 16.6 20.2 59.8 59.0 57.2 57.5 59.1 61.7 65.0 59.4 61.7 61.3 60.7 59.2 59.4 61 .2 64.2 67.6 62.0 64.4 <1>Prior to Elevated Storage Tank No. 2 and PRV's TABLE NO. 10A CITY OF GAYLORD SCHREUR-WEST STREETS - AREA 1 NEW SYSTEM PRESSURES (psig) OLD SYSTEM< > PUMPS PUMPS PRESSURES OFF ON (psig) 1 NODE NUMBER 6 7 8 9 10 11 15 400 401 I • • • • • NEW SYSTEM PRESSURES (psia) OLD SYSTEM< > PUMPS PRESSURES PUMPS ON (psig) OFF 1 FLOWS (gpm) 400 400 400 400 400 400 400 400 400 NIA NIA NIA NIA NIA NIA NIA NIA NIA 1 40.8 43.7 40.6 44.0 44.9 48.9 <>Prior to Elevated Storage Tank No. 2 and PRV's S~aded areas are below the minimum recommended pressure of 35 psi 93-214 .01 01/94 - 24 - �I I 1· Area 2 - Dickerson Road Improvements The Dickerson Road area is primarily an industrial and com,mercial section located along the western extents of the current water system. The M-32 area currently receives it's water supply from a single transmission line along M-32 from Wisconsin Avenue. Water mains servicing businesses along M-32 consist of an a· 0 from east of 1-75 to Meecher Road with a 10• 0 extending further west to a loop around the Wal-Mart development. The Dickerson and Van Tyle area is serviced by a 12• 0 line under the expressway from Wisconsin Avenue and a 12• 0 from Dickerson Road south to Well #4. There is a second crossing under the expressway with a s• 0 from Eighth Street and along Dickerson Road south connected to a small section of 4• 0 and north along Dickerson Road with a section of s• 0 and continuing with a 12• 0 to a dead end (see Exhibit 9). Problems associated with dead end lines are two fold: First, the transfer of water only has one route, thus being inefficient and risking the potential of losing water service, including fire fighting capabilities if the single feed line breaks or requires repair, and secondly, water may become stagnate in the water mains if the lines are not routinely flushed or recirculated. Whereas available fire flows have substantially improved in most areas east of 1-75 due to the construction of the second elevated tank and development of two pressure districts, west of 1-75 remains deficient largely due to the lack of a large diameter water main loop. Phases 1 & 2: Table 11 displays improved available fire flow results after each recommended phase, starting initially with the completion of a 12• 0 water main loop north along Dickerson Road, then west and parallel to M-32 and completing the loop by connecting into the 1o• 0 main along M-32 west of Meecher Road {Phase 1). Although increased available fire flows are not largely noticeable after completion of the water main loop in Phase 1 because of the remaining small sections of 4• 0 ands· 0 along Dickerson Road, significant improvements will be made in reducing the risk of losing service and fire fighting capabilities in portions west of 1-75 as well as removing maintenance time for flushing of the previously dead end water mains. After the replacement of these small diameter water I I I I I I I I I I I I f I f I 93-214.01 01/94 - 25 - �••• - I • •I - - - - -I- -~- - ~ f ~ -I 0 CO ...... w . --co ......... ... I\) 0 ...... TABLE NO. 11 CITY OF GAYLORD DICKERSON ROAD IMPROVEMENTS - AREA 2 COMPUTER SIMULATED RESULTS AVAILABLE FIRE FLOWS (gpm@ 20 psig RESIDUAL) I\) 0) ISO FIRE ISO CALCULATED EXISTING(2l FLOW "NEEDED"'11 TEST NODE FIRE FLOW FIRE FLOWS NUMBER NUMBER (gpm @ 20 psig) (gpm @ 20 psig) EXISTING SYSTEM PHASE 1 OFF ON OFF ON OFF 2 91 3,000 1,500 1,063 1,234 1,228 1,432 2,859 7 47 2,000-5,000 1,400 3,990 4,238 4,096 4,440 4,587 950 1,013 1,016 1,160 1,252 2.520 944 946 1,116 1,188 1,945 8 I 46 I 3,000 43 I *3,000 403 I *3,000 ' 11 As determined by ISO (see Appendix A) '21 As calculated by ISO (see Appendix A) *Estimated value as ISO has not made a determination Shaded areas exceed ISO "needed" fire flow conditions Demand of 60 GPM was added at Node 43 during Phase~ 1, 2, 3 & 4 Improvements: Phase 1-,- Construct lines 400 & 401 at 12• Phase 2 - Replace lines 139 & 149 with 12" Phase 3 • Construct lines 403 & 404 at 12• and PRV _.Phase 4 - R~place _ line 24 with 12• PHASE 1, 2 & 3 PHASE 1 & 2 ON OFF ON I PHASE 1, 2, 3 & 4 OFF ON 1J?l]~i0.\tl:i:Ii;'~~it: : IJIJ:J'§7il: : 1:: ~'!s.~? : : : ~}l;i'iH{t i:nti:1~1:: :::1 4,590 1:: : ~= :1~= ; : : : : 1 4.5~0 1:::s;r~4.Jt i: : : :~;2:§~=i: 1l:t:~;4~9::1:1: :,11:: : ~:1.'~7 : : : 11::::::1~;141:i: : : 1:' .g:~~~,:: : : 1 2,216 2,244 2,355 2,244 I 2,373 2,476 2,996 l I~;1:~~=:: : : 2,355 ~ �I I I I I I main sections with a 12• 0 transmission main (Phase 2), a noticeable increase in available fire flows will be experienced throughout this area) Fire flow test locations 2, 7 & 8 will be able to satisfy ISO "needed• fire flow conditions with all pumps operating. Phases 3 & 4: Available fire flow conditions are displayed in Table 11 under Phases 3 and 4 as the area north of M-32 just west of 1-75 is developed. A 12• 0 transmission water main from west North Street, crossing below the highway and looping into M-32 with a PAV located just north of M-32 is recommended as this areas is developed (Phase 3). Additional water mains or service leads would connect into this transmission main to service the individual commercial properties. The PAV is required to maintain the separation of the two pressure districts with the expected growth areas situated in the high pressure district. The existing a• 0 water main along west North Street will slightly restrict fire flows from the 1o• 0 transmission main along North Ohio Street and is recommended to be replaced with a 12• 0 as the need to satisfy estimated ISO requirements becomes necessary (Phase 4). The 12• 0 water mains recommended in Phases 3 and 4 should be considered as a minimum assuming an ISO •needed· fire flow requirement of 3,000 GPM. If, at the time of development, ISO ratings require a larger fire fighting flow, a more detailed and specific investigation should be considered at that time in order to provide the required fire protection for this developing area. Area 3 - South Old 27 Business District This area of interest consists primarily of existing commercial businesses along the Old 27 corridor from Commerce Boulevard south to McCoy Road. Currently, water supply for these commercial developments are from individual wells. Extending a large diameter water main along Old 27 would be able to supply this commercial region adequate fire protection as well as provide practical locations for large diameter water main loops along McCoy Road and from Village Parkway (see Exhibit 10). Phases 1, 2 & 3: Table 12 illustrates approximate fire flows which would become available to the Old 27 business corridor after each phase of the proposed water main extensions are constructed. I I I I I I I I r I r r 93-214 .01 01/94 - 27 - �I. ~-I. , ul'\.aTIW'll I I •• n,_ , __ """"'11)11'11- EXISTING WATERMAINS 12" ~ -- - - - 10"!6 - -- 8"~ - ·- ·- ~z - - 0 -:u 11· :i! ·- 6"~ - ·· - ··-·· - ·· - ·· 4"1() f+0> ........... . . . . 0 q LEGEND I I I 0 (") ,..,;:,,:: :::0 • ~i~-- ......... . l: 11491 70 I t 1129] ~ @ ~ _ _ _11 ~ - ·--·~ ® '~ W :-·-··- PIPE I C FACTOR NODE I 1· . l ~- - 1 133 : I ao 11371 l.filLJ i= i ®9=====3 r ~::._ ITTil ~ ~ )>o {/)_ ® ~~ :::a 0 :=f ,., 11311 gr~I~ ~C) ~ 11~alli (") fTl )> :,,;: • I @ :::U-( r {/) 0 --f :::a COMMERCE 11637 ~ Co 0 0 -< !:'.1 :u 0 @ =i A- =~ FIRE FLOW 00 Or :;;o O f"Tl >< ON :C CD --f Cz {/) 0 )> z. :::a fTl __,. ~~o vJ ~ 11~ 1\ < t -< CONSTRUCT ± 1950 LF 10"111 WATERMAIN PHASE NO. 2 11~ I I \ ,~6 1111@ ii 0 e, FIRE FLOW r- TEST #4 C v, N I '-l111@p " 11687 ln ~ CONSTRUCT ± 1700 PHASE NO. 1 I' O-.....J OJ :::a 0 ~ r- I V) " ' 11641 :u 'I ;a z )> C) ,. , -tr > ~ C) :,,;: NODE 101 \ :::0 CONSTRUCT ± 2200 LF 12"111 WATERMAIN PHASE NO. 1 )> TEST #1 - ~~ z c =i ,..,r > 3:: CONSTRUCT ± 2570 LF 12"111 WATERMAIN, PHASE NO. 3 6 Mccoy lis5' lgQj r LF 12"!6 WATERMAIN @§) �•••• ■ ■ ■ ·• • • •, - - 0 (0 ..... w ~~ 0 ..... ~ TABLE NO. 12 CITY OF GAYLORD SOUTH OLD 27 BUSINESS DISTRICT - AREA #3 COMPUTER SIMULATED RESULTS AVAILABLE FIRE FLOWS (gpm@ 2o ·psig RESIDUAL) ISO FIRE ISO CALCULATED FLOW "NEEDED" 111 EXISTING 121 TEST NODE FIRE FLOW FIRE FLOWS NUMBER NUMBER (gpm @ 20 psig) (gpm @ 20 psig) I\) CD EXISTING SYSTEM PHASE 1 PHASES 1 & 2 PHASES 1, 2 & 3 OFF ON OFF ON OFF ON OFF ON 2,210 2,077 2,811 1 101 3,000 1,500 1,573 2,231 1,545 2,110 1,545 4 108 2,000 1,300 1,245 1,387 1,209 1,358 1,796 98 ·2,000 1,781 2,078 1,706 2,007 1,758 2,077 1,973 ·:~tsoott 400 *3,500 2,168 2,616 2,068 2,516 2,059 2,508 2,466 3,354 401 *3,500 ---------- 1,794 2,042 1,889 2,163 2,573 3,410 111 As determined by ISO (see Appendix A) calculated by ISO (see Appendix A) *Estimated value as ISO has not made a determination Shaded areas exceed ISO "needed" fire flow conditions 121 As Improvements: Phase 1 • Construct lines 164 and 167 at 12" Phase 2 - Construct line 168 at 10" . Pha~e 3 - Construct -line ·, 65 at 1·2" •·• 2.093}:: ' 2';1'65 /,, 2;574\f �' • • ••• • In addition, Table 12A has been provided to show the effects of the same water main extensions after Phases 1 and 2 of the Dickerson Road improvements are in place. As shown on both Tables 12 and 12A, areas beyond the Old 27 corridor will also benefit as the new water main loops are completed, namely ISO test locations 1 and 4. After completing the water main loop from Village Parkway into the proposed water main along Old 27 (Phase 2), ISO conditions at fire flow test location 4 can be satisfied. Furthermore, after the construction of a 12• 0 water main loop across 1-75 along McCoy Road (Phase 3), ISO conditions at fire flow test location 1 will be approximately 2,800 GPM with 2,900 GPM expected after Phases 1 & 2 of the Dickerson Road improvements . In general, the available fire flow conditions for the commercial businesses along the Old 27 corridor from Commerce Boulevard to McCoy Road will be in the order of approximately 3,400 GPM after the recommended water main loops have been completed. Looking toward the future, a 12• 0 line constructed south of McCoy Road could provide approximately 2,100 GPM to the 1-75 interchange if Phases 1, 2 and 3 are constructed prior to that extension. A 16• 0 line south of McCoy would provide approximately 3,000 GPM to the 1-75 interchange. A water main loop is also recommended and would improve flows and reliability of this later extension. I • • • ~ Area 4 - Old High and Middle Schools This area located in the eastern region of the water distribution system is of interest because of expected commercial development and potential water demand east of the City Limits as well as a lack of available fire flow in the quantity required for schools and general public assembly. After the construction of the second elevated tank and the development of two pressure districts, substantial increases in available fire flows can be noticed in this area, but ISO "needed" fire flow requirements of 4,000 GPM and 3,000 GPM (at test locations 1o & 11 respectively) will still be deficient. The primary reason for the system's inability to deliver these large flows of up to 4,000 GPM is because of the existing water main sizes in this area (see Exhibit 11 ). 93-214.01 01/94 - 29 - �••••• - - - - - - - - ·- .. •I. • ' 0 CD ... w I CD I'\) -l>- ... -l>- -- ...0 TABLE NO. 12A CITY OF GAYLORD SOUTH OLD 27 BUSINESS DISTRICT - AREA #3A (Including Phases 1 & 2 of Dickerson Road Improvements - Area 2) COMPUTER SIMULATED RESULTS AVAILABLE FIRE FLOWS (gpm@ 20 psig RESIDUAL) (.,) 0 ISO FIRE ISO CALCULATED EXISTING FLOW "NEEDED"<1> EXISTING<2> SYSTEM PHASE 1 PHASES 1 & 2 PHASES 1, 2 & 3 TEST NODE FIRE FLOW FIRE FLOWS l=========!:::=======i=====~====;==========ll ON NUMBER NUMBER (gpm @ 20 psig) (gpm @ 20 psig) OFF ON OFF ON OFF ON OFF 1 I 101 I 3,000 1,500 1,573 4 I 108 I 2,000 1,300 1,245 98 I ·2.000 400 I *3,500 401 I *3,500 ----------- 1 1,781 2,168 >As determined by ISO (see Appendix A) >As calculated by ISO (see Appendix A) *Estimated value as ISO has not made a determination Shaded areas exceed ISO "needed" fire flow conditions· < 2 < Improvements: Phase 1 - Construct lines 164 and 167 at 12" Phase 2 - Construct line 168 at 10" Pnase 3 - Construct lines 165 at 12• 1,722 2,248 1,720 1,387 1,225 1,358 1,855 , 2;'6~2]:212t~~1/[ tg';~§s\t :2;69'~::l}:i 1,816 :;:;=~';8e$:: : : : : 1 2,193 2,490 2,184 2,401 1,832 2,033 1,942 2,153 :::-:-::;:;:•·•:•···· \ 2\<>7§:UF 1,760 2,616 2,246 I 2,321 2,231 12,011 :2]122!:I l!?;~Jq:l: : I 2,001 I 2,898 1$~;{1~ :i �•••••••••••I -•-•• l - I llt1- l'U- l'\.Clf""1!l ·lrl>GIDl'II- T l,tol / I l,~ol CD McLOUTH RD (") l""I z -I l""I ;;:o I GIii~ C (/) EXISTING WATERMAINS ~ 12"fl)-----10"fl)- - - - B"!t> """ V) () 6" fl) 4"!t> ~z 0 ~~ II :i: I+ O> LEGEND 1221 I #3 WELL :II@ SHIPP lgQJ ? b:· - . - . 71 NORTH CID I . t:::::' I ~ ITal ~1 ~ J~I□ • ► -o ~~ □ • ~G) (T\ ::::0 )> -< 38 . [401 ~ 39 \GJ: . 1551 l.1Qj -< : c:J · ~___.,~•-.=.53; ;. _-.-'. _,._ .. _ .. _,__: : [m @ 57 201 MITCHELL Rucr±1J!so-LF 55 HURON ~~:;~_. -1111~ Igglr M-32 =~("] z> :~~ 1 m > ~qv-,- · > . m ~. ;o 1"'1 1..-__,"'.~1~----, .~ ~ 99 00 1m1 - , ~ s 1,a,.,:.:.:~l-··-··- .. - .. -.. ~ 08 0 ,~ _ ......._ I GAYLORD (") 0 I c.=:::-.,-=' 1"17 SCHOOLS o:i:x o-:c G)_ •:cm (/) )> --i lzz )> 0 ~ ~~~ ► o~ 0 ..P.. rrr, COMMUNITY SEVENTH ± 3,000 LF OF 12"¢ PHASE NO 4 l [4o.3l ~ I 0 ~0 3 j I •14021 78 1120 1,~1 120 CONSTRUCT ± 1,aoo LF OF a·~ J WATERMAIN, PHASE NO 3 1rn61 ___, REPLACE 4"¢ WATERMAIN WITH Ef'rJ - PHASE NO 2 0 (.I) I -~ .\ ~ ·- ·~·-· . . rM1 120 V) (/) l:Ji CONSTRUCT rWATERMAIN, V> -----~~~----··-·· -·'_!~~~:._ . _~~----··-··~@ ~ ~ ~ [i]!\ I ~~~Xiis~~N:'~~E SECOND I I~ E. MAIN 81 . oF ,2·ia PHASE NO 1 AIN AND PRY - : @ ........,_....__.: @ 3: Ii f"541 l.1Qj :. ·1 CID : MITCHELL Co 0 • SHELDON • (/) 0 # 11~ ~ 43 1:171 \EJ\l~OON r --i :::0 NODE ~®-··-··-· ~L----= ·=;il@ FELSHAW ::::0 ~.,0 G]§) I 1-,-----.1~l~L-. - (/) PIPE i C FACTOR . STEWART ~ 11291 ~ I I l[,sJ] ~ rrn 0 q I 10 90 -· CID �.,•..,.,.,•.•.--· ~ -•• ,u_.,_ , I. ..,_ l'I.Of~ •••• ■ ■ ■ ,_ I 11 ALPINE CENTER l1~ol ./CD / @11 I ELEVATION TANK 2 ELEVATION ± 1366' ~ , /Q) I1bd F'AIRVIEW RD. CD I1~0vt.kLOUTH RD 111 ·- ·.-- ·-·-·- ·-·- ·71 lti6I I. EXISTING WATERMAINS 12"¢-----10"¢ -- -- II) ,., ~z ,.,;:o (") z ~ 0 8"¢ .- ..6"¢ _,,_··- ··-··- " 4"¢ . ... . ....... .. . ;■ 5! l.!.22..1 6 I+0, 0 ~ C: .I 14081 NOOE# I 1221 SHIPP l_llg ~ WELL #5 ® 9 i28l ~ 127~1 \ ~ . 120 ~ ;a =< \n,□ : 0 t ~C) 135l\t ~ ~ j -< r (1)0 ~;a ~□ Co -< 0 i IH81 CONSTRUCT ±1500 LF 8"111 06. • I PHASE NO. 2 WATERMAIN ·:::==~ ·---~·-,··,L!.1.," 1 I . 20 f . 120 ·•------An 11.;.-11-\ 85 .......,Q I FELSHAW . JENSON '-. l- IL II CONSlRUCT ... WATERMAJN .._P...,H:..,;;;AS;.::E,_N:,a.;O:a.:,._1,__ _ __ ~!□□i i lggJI PETOSKEYlg~J -~~j ~,; :CID . . 1l ~~I . :~ _ C-f m► ;:o~ I: -~ !, 0 g~fTl Z O x OZ:r: OU>U> :r: rn -~ ;a rii rr, ~ ;a (/) -l. )>~N (J1 ri7 (/) ~6 ® : [ill) '13 II ~ - .i~~ \. BO 70 90 ~- 70'.. fi12l · 62 r : .: • > ®" (ID ~ 8 ~ ITT,l ·~ ITT911:. l1QJ 11~ l i I ., ~I 121 ~ 1I 124 . 9 BO U) !Tl C) 0 IIMITCHELL '1 70 ~ I ~ ~ s8 . _ 1·~0~~~~ i , lj1g~J Roel GJ! :,O~~T~~ .. CE:> 1'1°2041 @) U~ ' li05l ® ~ ml % ® ·- ~ -s- II ~ \8011 SIXTH . . 68 Ia ::r: \ [. flTTH 1= • ~. 1IT : n.~s~.~ .. ' [i09l0 5 '-.!.V ·~ ~ !llliDc::]JC ~ i1 ,o 0 ~f·-.. . ..... . 123 • : ~g : SECOND 69 ~Ii @) 59 . "i\ \:\GD \\lrm I . ~ @ : flTTH Ii ~ ~ . __H~•':!' ____:®HURON ~ ~ [577 ·. LZQ.J fsal 11:> ~~ ® LZQ.J ~8~ ~o. 70 !SHELDON . · --=·· : . $~-~~~~~~-.l_,,_,. z )> ~ ~ : ~l.~~-·-··~~~-~[oo:I ' en ri7 i @"l : ® o - ~1 o0 :a" PRV" . c: · 63 • ~I m•-fr> I . =;i . ~ :1 i~1 ! 8 ! U) J67l en] V, ~ ~UIDJ _z> z 1i~ i _ 61 ~ ll~~r---~~k;~m· ilm JL. ... .. . I® \~!HELLc::J(m] 85 CONSTRUCT 8"• WATERMAIN PHASE NO. 1 uGD ;J_ui) r=,~-:l@Fs£jW~® LZQ.J ~ . ,~41 @ :DLiiLJ:ISHELDON i LZ2..I . 11 '·•-f:··-··- .. - .. _,._,:~ .. - .. _ .. CONSTRUCT 8"111 WATERMAIN PHASE NO. : )> :::0 STEWART \□ WELL #3 I· l,SJI as 36 85 j ~ 71 fT1 l.1.QQJ • I I ,------...,__-- Ile 22 . ~-_J . - . =m= .- .- . - . - . -+--_ _ _ _ _ _a_5 - - I (/) I• 1231 I CONSTRUCT ± 1750 LF 8"111 WATERMAIN PHASE NO. 2 120 ~ - - - - - CONSTRUCT ±330 LF 8"111 WATERMAIN PHASE NO. 2 rn]frr=======~~=====~ :t>o !4091 ~ @ ~ ____ j ~ ®1··-··- N PIPE M C FACTOR @ CONSTRUCT ±2250 lF 0111 1 WATERMAIN PHASE NO. 2 V) '-I ~ I I ITil I 0 LEGEND 11291 I I CONSTRUCT ±3600 LF 8°111 MAIN PHASE NO. 3 GAYLORD GAYLORD COMMUNITY COMMUNITY SCHOOLS SCHOOLS . - . - CID 1 �■ ■ ■ ■ This area is primarily served bys• 0 mains along Fourth Street from Elevated Tank 1 and along Center Street from Elevated Tank 2. Phases 1 & 2: In order to meet ISO fire flow requirements of 4,060 GPM at test location 10, a 12• 0 transmission main and PAV within the high pressure district is required. The recommended route along Maple Street for the 12" 0 transmission main has been selected because of it's relative location bordering the existing City Limits as shown in Exhibit 11. As such, when water service east of the City Limits is extended, water mains can be connected directly to a large diameter pipe at the easternmost limits of the water system without replacing the existing s• 0 water main along M-32 or having flows restricted through the smaller diameter pipe. Although the existing s• 0 water mains in this area can typically provide a substantial amount of water flow, the replacement of an undersized 4• 0 with an s• 0 water main along Oak Street (Phase 2) has been determined to be the optimal size and route for improving this area's available fire flow requirements of 4,000 GPM at the old high school. Table 13 displays the results of computer simulated available fire flow conditions for Phases 1 and 2 independently, such that depending upon the timing of development and necessity of extending water service east of the City Limits, a decision on which phase (either 1 or 2) should be constructed first can be appropriately weighted. Phase 1 improvements provide increased benefits over Phase 2 improvements if constructed independently. After the construction of both Phases 1 & 2, •needed" fire flow conditions at test location 1O is expected to be satisfied. Phases 3 & 4: The •needed• fire flow at location 11 (Middle School) cannot be met until a water main loop from East Fifth Street to M-32 (Phase 3) is provided. Phase 4 of Table 13 shows the expected available fire flows as further development requires extending a 12" 0 water main to Hidden Valley Resort. A 12" 0 water main should be considered as a minimum assuming ISO "needed· fire flow requirement of 2,500 GPM. If, at the time of water main extension, ISO ratings require a larger fire fighting flow, further study should be I ~ I ~ • • • • • • 93-214 .01 01/94 - 31 - �••• ---- ~ ---~---- ■- a 1,■1 .I 0 _. CD w ....--CD ...._.' I\) 0 _. TABLE NO. 13 CITY OF GAYLORD OLD HIGH & MIDDLE SCHOOLS - AREA #4 COMPUTER SIMULATED RESULTS @ 20 psig RESIDUAL) AVAILABLE FIRE FLOWS (gpm w I\) ISO FIRE ISO CALCULATED FLOW 'NEEDED'<1> EXISTING<2> TEST NODE FIRE FLOW FIRE FLOWS NUMBER NUMBER (gpm @ 20 psig) (gpm @ 20 psig) EXISTING SYSTEM PHASE 1 PHASE 2 PHASE 1 & 2 OFF ON OFF ON OFF ON OFF ON PHASES 1, 2 & 3 OFF 10 75 2,000-4,000 1,800 3,118 3,335 3,406 3,754 3,222 3,444 3,526 ,3;973\ I 3,539 11 81 3,000 1,000 2,060 2,141 2,381 2,549 2,090 2,168 2,451 2,722 I 2,TTS 200 '3,000 201 *3,000 1 < lAs determined by ISO (see Appendix A) calculated by ISO (see Appendix A) *Estimated value as ISO has not made a determination Shaded areas exceed ISO "needed" fire flow conditions 2 < >As Improvements: Phase 1 - Construct line 166 @ 12" and PAV Phase 2 - Replace line 86 with 8" Phase 3 - Construct line 401 at 12" and line 402 @ 8" Phase 4 - Construct line 403 with 12" 2,597 PHASES 1, 2, 3 & 4 ON ff t&Jit i=i= 3;ijtj/ 1 :r1 }1~:i:1: ;1 1 OFF ON 3 ,s20 1'Y~i6i£:f 2,753 I" ':(~i t 2,562 1=:: :~:i;zi::t 2, 1ss I 2,456 �■ ■ ■ considered including a water main loop to Hayes Road in order to provide the required fire fighting protection. East Main Extension: If water service is extended further east prior to Phases 1, 2 and 3 (loop) then the expected flows at node 200 would be approximately 1,700 GPM. I Area 5 - Devonshire Estates Condominium Area Phases 1, 2 & 3: This area located just outside the nort 1east extents of the water system is of interest because of expected residential and/or multi-family dwelling developments. Currently this area is undeveloped with Phase 1 expected to be constructed and completed in 1995 (see Exhibit 12). As residential development continues to the north, the recommended water main extensions generally consist of 8" 0 water mains to the north along Elm Street and Hayes Road and 5• 0 water mains providing loops along the individual residential streets with periodic s· 0 water mains west to Old US-27 connecting to the existing 12• 0 transmission main. Table 14 displays the effects of each phase of residential development on available fire flows in this area. The estimated ISO "needed" fire flow is expected to be 2,000 GPM in most residential areas with a higher value of 3,000 GPM set for node 406 at the northeast portion of the water system because of the uncertainty of average daily water demands. If a water main loop is considered from the Hidden Valley area as noted in the previous section, or other than residential development occurs in this area and ISO ratings are expected to be larger than as shown on Table 14, further study should be considered for the water main sizes especially along McLouth and Hayes Roads. ■ ■ ■ ■ ■ ■ ■· ■ ■ ■ 93-214.01 01 /94 - 33 - �•••• ■ - ••• - • ~- ·■ ■ , ■ , ■ '■ 0 CD _. w ...... ' CD I\> .f:,,. _. .f:,,. 0 _. TABLE NO. 14 CITY OF GAYLORD DEVONSHIRE CONDOMINIUMS - AREA #5 COMPUTER SIMULATED RES ULTS AVAILABLE FIRE FLOWS (gpm @ 20 psig RESIDUAL) ISO FIRE ISO CALCULATED 11 FLOW NEEDED"' 11 EXISTING'21 TEST NODE FIRE FLOW FIRE FLOWS NUMBER NUMBER (gpm @ 20 psig) (gpm @ 20 psig) ~ I II 12 I I EXISTING SYSTEM OFF 757 PHASE 1 ON OFF ON PHASES 1 & 2 !PHASES 1, 2 & 3 OFF ON OFF ON :112:: 1::~:fogg:::::: 1: : H:;21:f::::::::1,::~=fra3 ]: :IH ::r1'2;2ss : : : : 1::2~H51::::::::::.1·=2;131J:< ·=:=.:•.2· · = = =.·=:.33a· ·•.·.=·=·= · =·:=,:·.=:-·=:' · 1 1 963 1:·=.=•.2·s· =·=·==·.·" ===1.·.2=· <=,= .=:-.:=-c==•-===:.·1=:•=:·-2-._ 995•-= := :=-:=,:=-_== ·. 1:=,==,_·4 =:·-:' .-==,·· =1=========== · ·=-=·• == =,:c=: :==,· 1·=·.4 :·, ,=:,e=-.·-3.=•===·01· ·=,=:=. ,=·=·=·= -· ·42=·=:=·:=·,·.·=·:.=-.= I,.·.,..,3==·==.=1 · ·53·=· 35 1,000 400 *2,000 1' 825 401 *2,000 927 402 *2,000 1,863 1: 2}1.61titl:=2;997J:t:w:=~a=2 :::r=1t3fo<fi=I::::: l4Isa4. :: 403 *1,000 r1;209\ 1::ri69= 5::::: 1:: 1I14iDt:::1.:=2f3re1J::1r~mr,4tJ: 1:~:;9= ;:41:::1 406 **3,000 800 l } ; ;./: . t <· ' . . {{?: ·::: ' I 1,977 I 1,530 i:I2;6ad: 11 As 21 ' As determined by ISO (see Appendix A) calculated by ISO (see Appendix A) *Estimated value as ISO has not made a determination **Increased estimated value because of development uncertainty Shaded areas exceed ISO "needed" fire flow conditions < Improvements: Phase 1 - Construct lines 402 & 405 @ 8" and lines 403 & 404 @ 6" Phase 2 - Replace lines 406, 407, 408 & 410 @ 8" and line 409 @ 6" Phase 3 - Construct line 411 at 8" :::::::::: ::· ; ::::::::::: . , ' {(/ i . ,:• :::.1:2:057}l:I:j'i\,}3y~I:::: !f:2;'39.2j::::1::js[73dj 1,501 1 1,854 1'i'2}1N?itII1'2;:9§a\t �I I I I Replacement of Small Sized Water Mains Small sized water mains of less than e• 0 are considered undersized under current water distribution standards. These water mair1s have been compiled and are alphabetically arranged in the following table. Although the water system as a whole is in relatively good condition and will improve with the previously mentioned recommendations, small isolated areas throughout the distribution system may experience minimal flows and pressures during peak demand conditions because of these small diameter water mains. As other improvements to the City of Gaylord's infrastructure, such as road resurfacing or replacement, storm or sanitary sewer construction, etc., are designed and constructed, replacement of the small diameter water mains are recommended. Construction cost estimates for e· 0 water main including tees, bends and restoration will vary slightly depending on other construction activities taking place, but generally construction costs of $25-$30 per lineal foot should be expected. Additional costs for fire hydrant assemblies of $1,500 each at 500 foot intervals and $300-$600 each for service connections should be added. Although small sized water mains have been tabulated, some areas already have parallel larger sized water mains, as noted in the Comment Column, and need not be replaced. The sheet numbers in the comment column reference the 1993 City of Gaylord Water System Map. •I I •I I I I • TABLE 15 UNDERSIZED WATER MAINS {<6• 0) Approx. Street Name Tees Valves Service Connect 510' 2 1 9 6' & 8' Parallel with W.M., Sheet #14 2' G.I. 652' 3 2 16 Sheet #14 Second 4' SCI 1,500' 3 36 Sheet#13 Second First 2' G.I. 124' 1 4 Sheet #13 First Main 4' Trans. 210' 2 Sheel#13 From To Size Center, South Seventh Fifth 2' G.I. Court, South Fifth Seventh Court, South Fifth Court, South Court, South 93-214.01 01/94 Length - 35 - Fire Hydrants Comments �I I I I I I I I I I I I • • • • • • • TABLE 15 UNDERSIZED WATER MAINS (<6• 0) ' From To Size Length Tees Valves Approx. Service Connect Court, North Petoskey North 4' Trans. 1,050' 1 1 30 Sheet #11 Court, North Mitchell Main 4' G.I. 716' 1 2 13 Sheet#12 Court, North Intersection of Petoskey 2' Trans. 24' 1 s,eet #11 2' G.I. 380' 1 Sheet #12 4' Trans. 630' 1 1 1 Sheet #18 1 6 1 Sheet #13 Street Name N. Main Alley Court, North Alley Mitchell Dickerson North of VanTyle Elm, South Fourth Fifth 4' Trans. 806' Elm, South Main First 1' Copper 170' Elm, North Mill North 2' G.I. 115' 1 Sheet #7 2 Petoskey Main 4' Trans. 1,354' Fairgrounds City of Gaylord Well #5 Fairgrounds 1½'PVC 504' Fairgrounds Shipp 2' 510' Felshaw, East Center Hazel 2' G.I. 770' Felshaw, East Elm Hazel 3/4' 40' Felshaw, East Elm Hazel 4' Trans. 876' First. East Elm Center 1½' G.I. 340' Fourth, West Center Court 1½' G.I. 268' Hazel, South Third Fourth 4' 336' 1 1 Hazel, North Main Petoskey 4' Trans. 1,330' 7 1 5 4 12 1 Sheet #6 Sheet#10 Lot 1A, Sheet #10 1 4' Trans. Running Parallel, Sheet #7 7 Sheet#7 2 Hazel, North Felshaw Petoskey 4' Trans. 444' Huron, East Maple Hayes 4' Trans 344' Huron, East Elm Oak 4' Trans. 370' Illinois, North Mitchell Main 3/4' G.I. 518' 1 Illinois, North Main Petoskey 2' G.I. 894' 2 Indiana, North Petoskey Sheldon 4' Trans. 334' 1 - 36 - Comments Sheet#5 Elm, North 93-214.01 01/94 Fire Hydrants 1 21 2' Running Parallel, Sheet #7 2 4 6' Trans. W.M. Parallel, Sheet #13 1 1 8 • PVC Running Parallel, Sheet #13 Sheet#5 12 2 Sheet #6 4 8' W.M. Running Parallel Note 6' Hydrant. 4' Main, Sheet #7 1 4 Sheet #6 1 8 Sheet #6 4 8x8 tee at intersection of Main, Sheet#12 15 6x8 cross at intersection of Mitchell, Sheet #12 6 Sheet #12 2 1 �I I I I I I I I I I I I • TABLE 15 UNDERSIZED WATER MAINS (<6• 0) , Valves Approx. Service Connect 702.' 1 14 4' Trans. 344' 1 4' G.I. 256' Ohio 4' Trans. 300' Illinois 4' Trans. 712' Court First 4' Trans. 630' Court Alley 4' G.I. 150' 1 Main, East Oak Maple 4' C.I. 924' 1 Main, East Maple East of Hayes 4' Trans. 470' 3/4' G.I. 54' Petoskey 4' Trans. 1,330' 7'26' Street Name From To Size Indiana, North Mitchell Main 1½' G.I. Jenson Otsego Court Jenson Court Center Jenson West St. Jenson Ohio Main, South Alley Main, North Alley Maple, South Intersection of Third Maple, North Main Length Tees Fire Hydrants Comments Sheet #12 Sheet #11 1 Sheet #11 1 2 Sheet #21 1 15 Sheet #11 2 14 Sheet #13 2 Sheet #12 11 8' Pipe Running Parallel, Sheet #6 4 8' Pipe Running Parallel, Sheet #6 1 Sheet#5 1 Sheet#6 5 3 17 2 3 5 Sheet #13 6 Sheet #13 1 6' W.M. Running Parallel, Sheet #7 Michigan, South Second Main 2' G.I. Michigan, South Second Main 2' G.I. 110' Mill Center Elm 2' G.I. 96' 1 Mitchell, East Center Elm 2' G.I. 400' 2 Mitchell, East Elm Hazel 4' Trans. 988' Mitchell, East Mitchell South of Mitchell 4' Trans. 76' Mitchell, West Ohio 1-75 1¼' G.I. 644' 1 2 Sheet#20 Oak, South Main Third 4' G.I. 1,000' 2 2 Sheet#5 320' 1 2 2 Sheet#6 18 1 Sheet#6 Sheet#6 Oak, South Third Fourth 4' C.I. Oak, North Huron Main 2' 132' 1 1 Sheet#6 Otsego, South Second First 2' G.I. 390' 1 7 Sheet #13 Otsego, South First Main 2' Trans. 160' Otsego, North Hospital 4' G.I. 192' Sheet #13 1 Petoskey, East Elm Hazel 4' Trans. 946' 2 Petoskey, East Hazel Hayes 4' Trans. 1,264' 2 Petoskey, East Intersection of Center Petoskey, West Railroad Petoskey, West Petoskey, West 93-214.01 01/94 1¼' 60' Illinois 4' Trans. 256' 1 Illinois Ohio 4' Trans. 716' 1 Otsego Court 2' G.I. 130' 1 - 37 - Sheet #5 Sheet #10 8' PVC Running Parallel, Sheet #7 13 1 12 2 Sheet#7 Sheets #7 & #11 2 1 Sheet #11 7 Sheet #11 3 Sheet #11 �• TABLE 15 UNDERSIZED WATER MAINS (<6• 0) t Street Name Petoskey, West Private Rd. From To Size Court Center 1¼'G.I. Length 494' 1' G.I. 120' Second, East Oak Maple 4' C.I. 950' Seventh, East Center Gaylord Schools 2' G.I. 420' Seventh, West Otsego Court 2' G.I. 240' Seventh, West Otsego Court 3/4' G.I. 520' Sheldon, East Center Elm 1½!' G.I. 420' N. Center Tees Valves Approx. Service Connect. 1 5 2 26 Fire Hydrants Comments Sheet #11 shows this as 2' PVC, Sheet #12 Sheet#10 Sheet#5 Sheet #14 1 3/4' G.1. Running Parallel, Sheet #14 2 2' G.1. Running Parallel, Sheet #14 2 Sheet#6 1 Sheldon, East Elm East of Elm 114' G.I. 130' 1 3 4' Trans Running Parallel, Sheet #6 Sheldon, East Elm Hazel 4' Trans. 950' 1 21 1¼' Running Parallel Lots 5·7, Sheet #6 Sheldon, East Maple Hayes 4' Trans. 980' Sheldon, West Ohio 1-75 3/4' G.I. 146' 1 6' Trans. Running Parallel, Sheet #20 Sheldon, West Otsego Center 1½'G.I. 620' 2 Sheet #12 Sheet#6 Sheldon, West Ohio Wisconsin 114' G.I. 298' Sheldon, West Wisconsin Illinois 3/4' C.I. 180' Sheldon, West Illinois Indiana 4' C.I. 390' Sheldon, West Indiana Railroad 1' G.I. 242' 4 Sheet#12 Shipp Otsego Center 3/4' G.I. 200' 1 12' PVC W.M. Running Parallel, Sheet #10 Sixth, East Center East of Center 3/4' G.I. 220' 2 Sheet #14 Sixth, West Otsego Court 2' G.I. 320' 4 8' Running Parallel, Sheet#14 Court 3/4' G.I. 266' 1 Sheet #11 Stewart Otsego Stewart Court Center 4' Trans. 30' Stewart Court Center 114' G.I. 230' Third, East Hazel Maple 4' Trans. 430' Third, West Center Court 2' G.I. 260' Third, West Center Court 3/4' G.I. 340' 93-214.01 01/94 - 38 - 1 3 Sheet #12 1 4 Sheet #12 1 2 1 1 Sheet #11 2 2 Sheet#12 Sheet #11 8' Running Parallel, Sheet#S 3 4 1 3 3/4' Running Parallel, Sheet #13 4 2' Running Parallel, Sheet #13 1 �• • • • • • • • • • • • TABLE 15 UNDERSIZED WATER MAINS (<6• 0) • Street Name Valves Approx. Service Connect 390' 1 4 W.M. Running Parallel, Sheets #17 • 12' 4' Trans. 1,360' 2 24 Sheet #22 4' Trans. 946' 2 16 Sheet #21 16 8' & 10' W.M . Running Parallel, Sheet#13 From To Size Dickerson 1-75 1½' G.I. West St. Schreur North Sl West St. North St. Jenson VanTyle Road Wisconsin, South Fourth Wisconsin, South Main Wisconsin, South Eighth Wisconsin, North Mitchell 93-214.01 01/94 Main Length Tees Fire Hydrants Comments 4' Trans. 1,392' 4' Trans. 1,430' 2 8' W.M. Running Parallel, Sheet #19 Eighth 4' Trans. 92' 1 Sheet #14 Petoskey 4' C.I. 620' - 39 - 1 2 2 8 1 Sheet #12 �• • • • • • ••• • • • D. BASIS OF PROJECT COST ESTIMATES All construction costs are based on historical unit prices as t related to this region in Michigan and are based on estimated 1994 construction costs. The estimated quantities are approximate and may vary depending on the specific placement of the water main, road crossings, the number of water service hook-ups, taps and miscellaneous appurtenances. In addition, costs for engineering, legal services and contingencies have been estimated at 25% of construction costs. Cost estimates for each of the potential projects are shown in Tables 16, 17, 18 and 19. 93-214.01 01/94 - 40 - �• • • • • • • • • • TABLE 16 COST ESTIMATES - DICKERSON ROAD IMPROVEMENTS - AREA 2 (EXHIBIT 9) UNIT QUANTITY DESCRIPTION , 12" 0 PVC Water Main ........... 2,650 LFT 12" 0 Valve . . . . . . . . . . . . . . . . . . . 4 EACH Fire Hydrant Assemblies . . . . . . . . . Road Crossings & Repair (±1 0' wide) Service Connections . . . . . . . . . . . . Restoration . . . . . . . . . . . . . . . . . . . . . . . 6 ±60 ±20 1 EACH LFT EACH LSUM UNIT PRICE AMOUNT $35.00 750.00 1,500.00 30.00 600.00 4,150.00 $ 92,750.00 3,000.00 9,000.00 1,800.00 12,000.00 4,150.00 ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 1 12" 0 PVC Water Main ........... 1,210 LFT 12" 0 Valve . . . . . . . . . . . . . . . . . . . 4 EACH Fire Hydrant Assemblies . . . . . . . . . Road Crossings & Repair (±1 O' wide) Service Connections . . . . . . . . . . . . Restoration . . . . . . . . . . . . . . . . . . . . . . . 3 ±60 ±6 1 EACH LFT EACH LSUM $35.00 750.00 1,500.00 30.00 600.00 2,000.00 ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST - PHASE 2 12" 0 PVC Water Main ........... 4,950 LFT 12" 0 Valve . . . . . . . . . . . . . . . . . . . 3 EACH Fire Hydrant Assemblies . . . . . . . . . . 12 EACH Road Crossings & Repair (±1 O' wide) . 22 LFT Bore & Jack with 18" casing pipe . . . . ±75 LFT Service Connections . . . . . . . . . . . . . 25 EACH Valve Pit . . . . . . . . . . . . . . . . . . . . . Restoration . . . . . . . . . . . . . . . . . . . . $35.00 750.00 1,500.00 30.00 150.00 600.00 1 EACH 15,000.00 1 LSUM 8,190.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST - PHASE 3 12" 0 PVC Water Main .......... . 12" 0 Valve .................. . Fire Hydrant Assemblies ......... Road Crossings & Repair (±1 O' wide) 12 x 4 Tee ................... Restoration ................... 93-214.01 01/94 . . . . 300 LFT 1 EACH 1 EACH ±30 LFT 2 EACH 1 LSUM $35.00 750.00 1,500.00 30.00 250.00 500.00 $122,700.00 30,675.00 $153,375.00 $42,350.00 3,000.00 4,500.00 1,800.00 3,600.00 2,000.00 $57,250.00 14,300.00 $ 71,550.00 $173,250.00 2,250.00 18,000.00 660.00 11,250.00 15,000.00 15,000.00 8,190.00 $243,600.00 60,900.00 $304,500 $10,500.00 750.00 1,500.00 900.00 500.00 500.00 ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 4 $14,650.00 3,690.00 $18,300 TOTAL ESTIMATED PROJECT COSTS - AREA 2 $547,725.00 - 41 - ---------- �TABLE 17 COST ESTIMATES - SOUTH OLD 27 BUSINESS DISTRICT - AREA 3 (EXHIBIT 10) 12" 0 PVC Water Main ........... 3,900 LFT 12" 0 Valve . . . . . . . . . . . . . . . . . . . 3 EACH Fire Hydrant Assemblies . . . . . . . . . . 10 EACH Road Crossings & Repair (±1 O' wide) . ±500 LFT Service Connections . . . . . . . . . . . . . 20 EACH Service Connections (across US-27) . 20 EACH Restoration . . . . . . . . . . . . . . . . . . . . 1 LSUM • • • • • • • •If If If $35.00 750.00 1,500.00 30.00 600.00 1,000.00 7,050.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST - PHASE 1 1O" 0 PVC Water Main ........... 1,950 1O" 0 Valve . . . . . . . . . . . . . . . . . . . 2 Fire Hydrant Assemblies . . . . . . . . . . 3 Restoration . . . . . . . . . . . . . . . . . . . . 1 LFT EACH EACH LSUM $30.00 600.00 1,500.00 2,200.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 2 12" 0 PVC Water Main ........... 2,570 LFT 12" 0 Valve . . . . . . . . . . . . . . . . . . . 5 EACH Fire Hydrant Assemblies . . . . . . . . . . 3 EACH Bore & Jack with 18" casing pipe . . . . ±100 LFT Restoration . . . . • . . . . . . . . . . . . . . . 1 LSUM 93-214.01 01/94 $35.00 750.00 1,500.00 150.00 4,000.00 $136,500.00 2,250.00 15,000.00 15,000.00 12,000.00 20,000.0(1 7,050.00 $207,800.00 51,950.00 $259,750 $58,500.00 1,200.00 4,500.00 2,200.00 $66,400.00 16,600.00 $83,000.00 $ 89,950.00 3,750.00 4,500.00 15,000.00 4,000.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 3 $117,200.00 29,300.00 $146,500.00 TOTAL ESTIMATED PROJECT COSTS - AREA 3 $489,250.00 - 42 - ---------- �~ • • • • •Ill TABLE 18 COST ESTIMATES - OLD HIGH AND MIDDLE SCHOOLS - AREA 4 (EXHIBIT 11) UNIT PRICE AMOUNT $35.00 12" 0 PVC Water Main ........... 1,250 LFT 12" 0 Valve . . . . . . . . . . . . . . . . . . . 2 EACH 750.00 1,500.00 Fire Hydrant Assemblies . . . . . . . . . . 3 EACH 30.00 Road Crossings & Repair (±1 O' wide) . 75 LFT 150.00 Bore & Jack with 18" casing pipe . . . . 70 LFT 600.00 Service Connections . . . . . . . . . . . . . 25 EACH 12" 0 PRV and Valve Chamber . . . . . 1 EACH 15,000.00 3,200.00 Restoration . . . . . . . . . . . . . . . . . . . . 1 LSUM $43,750.00 1,500.00 4,500.00 2,250.00 10,500.00 15,000.00 15,000.00 3,200.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST - PHASE 1 $ 95,700.00 DESCRIPTION • UNIT QUANTITY 8" 0 PVC Water Main ............ 1,000 LFT 8" 0 Valve . . . . . . . . . . . . . . . . . . . . 3 EACH Fire Hydrant Assemblies . . . . . . . . . . 3 EACH Road Crossings & Repair (±1 O' wide) . 220 LFT Service Connections . . . . . . . . . . . . . 18 EACH Restoration . . . . . . . . . . . . . . . . . . . . 1 LSUM Ill Ill Ill $25.00 500.00 1,500.00 30.00 600.00 1,700.00 $25,000.00 1,500.00 4,500.00 6,600.00 10,800.00 1,700.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 2 $ 50,100.00 8" 0 PVC Water Main ............ 1,800 LFT 12" 0 PVC Water Main ........... 1,250 LFT 8" 0 Valve . . . . . . . . . . . . . . . . . . . . 2 EACH 12" 0 Valve . . . . . . . . . . . . . . . . . . . 3 EACH Fire Hydrant Assemblies . . . . . . . . . . 7 EACH Service Connections . . . . . . . . . . . . . 30 EACH Service Connections (across US-27) . 12 EACH Restoration . . . . . . . . . . . . . . . . . . . . 1 LSUM • • • $25.00 $35.00 500.00 750.00 1,500.00 600.00 1,000.00 4,600.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTALESTIMATEDPROJECTCOST-PHASE3 12" 0 PVC Water Main ........... 3,000 12" 0 Valve . . . . . . . . . . . . . . . . . . . 3 Fire Hydrant Assemblies . . . . . . . . . . 7 Road Crossings & Repair (±1 O' wide) . 300 Service Connections . . . . . . . . . . . . . 20 Service Connections (across US-27) . 9 Restoration . . . . . . . . . . . . . . . . . . . . 1 LFT EACH EACH LFT EACH EACH LSUM $35.00 750.00 1,500.00 30.00 600.00 1,000.00 5,250.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 4 TOTAL ESTIMATED PROJECT COSTS - AREA 4 93-214.01 01/94 23,900.00 $119,600.00 - 43 - 12,500.00 $ 62,600.00 $45,000.00 43,750.00 1,000.00 2,250.00 10,500.00 18,000.00 12,000.00 4,600.00 137,100.00 34,300.00 $171,400.00 $105,000.00 2,250.00 10,500.00 9,000.00 12,000.00 9,000.00 5,250.00 $159,000.00 39,750.00 $198,750.00 ------------------$552,350.00 �• • • • TABLE 19 COST ESTIMATES - DEVONSHIRE ESTATES CONDOMINIUMS - AREA 5 (EXHIBIT 12) UNIT QUANTITY UNIT PRICE AMOUNT 6" 0 PVC Water Main ............ 3,000 LFT 8" 0 PVC Water Main . . . . . . . . . . . . 700 LFT $20.00 25.00 400.00 500.00 1,500.00 30.00 600.00 3,800.00 $60,000.00 17,500.00 1,600.00 2,000.00 4,500.00 1,500.00 21,600.00 3,800.00 DESCRIPTION , 6" 0 Valve . . . . . . . . . . . . . . . . . . . 8" 0 Valve . . . . . . . . . . . . . . . . . . . Fire Hydrant Assemblies . . . . . . . . . Road Crossings & Repair (±1 O' wide) Service Connections . . . . . . . . . . . . Restoration . . . . . . . . . . . . . . . . . . . • • • "• • • • • . . . . . . 4 EACH 4 EACH 5 EACH 50 LFT 36 EACH 1 LSUM TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST- PHASE 1 6" 0 PVC Water Main ............ 2,250 LFT 8" 0 PVC Water Main ............ 3,580 LFT 6" 0 Valve . . . . . . . . . . 8" 0 Valve . . . . . . . . . . Fire Hydrant Assemblies Service Connections . . . Restoration . . . . . . . . . . ........ ........ ........ ........ ........ . . . . . . . . . . 2 EACH 7 EACH 8 EACH 50 EACH 1 LSUM $20.00 25.00 400.00 500.00 1,500.00 600.00 6,300.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST - PHASE 2 I 8" 0 PVC Water Main ............ 3,600 LFT 8" 0 Valve . . . . . . . . . . . . . . . . . . . Fire Hydrant Assemblies . . . . . . . . . Service Connections . . . . . . . . . . . . Restoration . . . . . . . . . . . . . . . . . . . 93-214.01 01/94 . . . . 3 EACH 9 EACH 18 EACH 1 LSUM 25.00 500.00 1,500.00 600.00 4,000.00 $112,500.00 28,100.00 $140,600.00 $ 45,000.00 89,500.00 800.00 3,500.00 12,000.00 30,000.00 6,300.00 $187,100.00 46,800.00 $233,900.00 $90,000.00 1,500.00 13,500.00 10,800.00 4,000.00 TOTAL ESTIMATED CONSTRUCTION COST ENGINEERING, LEGAL & CONTINGENCIES TOTAL ESTIMATED PROJECT COST - PHASE 3 $119,800.00 29,950.00 $149,750.00 TOTAL ESTIMATED PROJECT COSTS - AREA 5 $524,250.00 - 44 - ------------------ �E. PROJECT PRIORITIES Each of the five (5) areas of interest outlined in the preceJding sections are important for the successful improvement and development of the City of Gaylord's water system. Each area, except the West- Schreur Street area, has been broken down into phases which produce the greatest benefits for the least cost. As each phase is constructed, the goal of reaching the ISO •needed• fire flow conditions at the selected points of importance are met or exceeded. In addition, expected areas of growth along with their estimated ISO •needed• fire flows have been evaluated in each area with recommendations for meeting minimum expected fire flow conditions. Although each area has important concerns, the following priorities with their respective reasons are listed with the most important first: 1) Area 2 - Dickerson Road Improvements, Phases 1 & 2: The completion of a large diameter water main loop along Dickerson Road is of considerable concern. Mostly because of the potential loss of water service and fire fighting capabilities to the City of Gaylord water users west of 1-75 if any of the single feed lines were taken out of service for even a short period of time. After Phases 1 & 2 are completed, a large diameter water main loop will be in place servicing the area west of 1-75 and greatly improving the reliability of the system. In addition, ISO •needed• fire flow conditions will be exceeded at test locations 2, 7 & 8. The total estimated cost is $224,925.00 2) 93-214.01 01/94 Area 3 - South Old 27 Business District, Phases 1, 2 & 3: Extending water service along the Old 27 corridor south of Commerce Boulevard to McCoy Road provides existing and future businesses water service and greatly increased fire protection from individual wells. In addition, extending a 12· 0 water main to McCoy Road is the most practical location for a water main loop connecting to the industrial area west of 1-75, thus improving the efficiency and reliability of the entire water distribution system south of - 45 - �i I I I Van Tyle and Grandview. After Phases 1, 2 & 3 are constructed, ISO •needed• fire flow conditions will be met at test location 4 and come very close at location 3 with businesses along the Old 27 business corridor having available fire flows of approximately 3,400 GPM. The total estimated cost is $489,250.00 • • • 3) C • • • • " Area 4 - Old High and Middle Schools, Phases 1 & 2: Since the replacement of the undersized 4• 0 water main along Oak Street would not be as beneficial without a large diameter transmission main from the high pressure district, a 12• 0 water main and PRV (Phase 1) should be constructed first along the eastern edge of the City Lim its thus providing access for water main extensions as the need arises. After Phase 1, the a• 0 replacement water main along Oak (Phase 2) would provide ISO •needed• fire flow conditions at location 10. The total estimated cost is $182,200.00 . The total estimated construction cost for the above three (3) priority project areas is $896,375.00. The phases which are not prioritized in this section refer to expected growth areas. These areas are as follows: Area 2, Phases 3 and 4 Area 4, Phases 3 and 4 Area 5, Phases 1, 2 and 3 The total estimated construction cost for the above projects is $1,217,200.00. The total estimated construction cost for all of the water distribution projects discussed is $2,113,575. The recommended routes and pipe sizes for these expected growth areas have been based on estimated ISO •needed• fire flows and should be considered as a minimum. As water demands, water main routes and fire flow needs become more defined in these areas, a more detailed and specific evaluation should be considered. By completing water main loops, selecting the proper route and optimizing pipe sizes, an 93-214 .01 01/94 - 46 - �I I I I I improved and efficient system will continue to develop for the City of Gaylord and it's water users. As future water demand increases the well improvements • discussed in Section V, A. should also be implemented as follows: Upgrade Well #3 - $20,000-$25,000 Upgrade Well #5 - $50,000-$60,000 or New Well #6 - $200,000-$250,000 • 93-214.01 01/94 - 47 - �t.11·_-:'.. • -, .L I - ~. . , ' 1,1 ·I;·_ .. - ~-- ·:-. , ' • • r C. , ' •. • . ·APPENDIX . . . . ,· tE/;"/:_... -. . .. ·". • /: ;?- ~ l:" ~ ' . ... ·. ·•-~;_• ... ~ J· .ic""'• ;.,. " 'I:,, ~ _·._. • • • ' ' •• ·.. .. ,· . ..... , i . . .. ' . ' ....! .• - ·.. ,• . ·, .. ' '., A �··••-• •~-~ i - GAYLORD City State..!:!.!.__ Zip 49735 0) ~ TEST NO. 1 2 TYPE DIST.' Comm II TEST LOCATION Tests witnessed between 8:30 and 11:25 a,m. PRESSURE PSI INDIVIDUAL HYDRANTS TOTAL STATIC RESID. NEEDED .. AVAIL. 2100 1980 1980 67 25 3000 Van Tyle ~I 1430 1430 65 26 3000 1500 II 1980 1980 62 42 3500 3000 Commerce II 1430 1430 51, 15 2000 1300 Wisconsin & Gornick . 4 II Parkway, 2nd hyd. S. of II Indiana & Second II 1500 1500 47 32 3500 2100 6 II Wisconsin & Second II 1500 1500 50 35 2500 2200 7a II Main & Ohio II 1350 1350 49 23 5000 1400 7b II 2500 1400 8 II II .(A) (1500 p,prr) . 5 9 REMARKS Dickerson, 1st hyd, N. of II I SERVICE FLOW AT 20 PSI s 0 Rourke & Calkins 3 ,,. Dale 10/23/91 (*) Witnessed by BUELL P. BAKEB FLOW·GPM I ., .,, ::r. )l;~~';!;<;J~{f;· • <:~ }r~ OOW@~'IT rFI1~ I])fflru ~l]Jlilllill~ II II II Main, 1st hyd. E. of Meecher II 970 Main & Court II 1430 970 53 20 3000 950 1430 46 25 3500 1600 1280 45 32 4000 1800 2000 1800 (A) (250 gpm) J 10a . II 10b II Center & Fourth II II II II 1280 THE ABOVE LISTED NEEDED FIRE FLOWS ARE FOR PROPERTY INSURANCE PREMIUM CALCULATIONS ONLY AND ARE NOT INTENDED TO PREDICT THE MAXIMUM AMOUNT OF WATER REQUIRED FOR A LARGE SCALE FIRE CONDITION. THE AVAILABLE FLOWS ONLY INDICATE THE CONDITIONS THAT EXISTED AT THE TIME AND AT THE LOCATION WHERE TESTS WERE WITNESSED. Single Service . • Comm = Commercial; Res = Rosldenllal. " Needed Is the rate of now for a s·peciflc duration for a full credit condition. Needed Fire Flows greater than :l,500 gpm arc not considered in determining lhe classification or tho city wl1en using the Fire Suppression Rating Schedule. ·s ::, �[~~•='',,~MM~ C..\•,}~(,;f:f}~::, . ......~:.._ . 0 ..... . : . ,/RISK SERVICES, INC. _,. --- -- - - .- ·~ [[)ffl~ ,,l,) . • 0:, t~H~ ()) City ~r.;~ ff;fir~'f:~?::·'r. ~--J~?·· ·,: . . - GAYLORD ·· · :··_.. ·•:'f!:.• .. :.)\;::~p;:p;.?.',:,»,·' } .J ·. State.!!!_ Zip 49735 ·. ·,: Witnessed by BUELL l'. BAKER Date _1_0~/_23~/_·9_1~(_ '~~)_ _ _ _ _ __ · (*)~Tests witnessed between 8:30 and 11:25 a.m. TEST LOCATION TEST NO. DIST.' 11 Comm Maple &. Fifth 1·2 Res Hayes&. Felshaw 13 Comm J,. . ~aJJUJLllicili~~illW-" FLOW-GPM TYPE ' .. INDIVIDUAL HYDRANTS SERVICE FLOW AT 20 PSI PRESSURE PSI TOTAL STATIC RESID. .. NEEDED AVAIL. s 1050 1050 53 19 3000 1000 1050 1050 40 5 1000 800 Center & North " . " 1120 1120 45 18 2250 1100 Ohio&. Randolph " 1050 1050 1,3 22 2250 1100 " 860 860 40 8 1000 650 PVT 1200 1200 135 86 750 1900 14 II 15 Res N.W. on Timberline 16 Comm Georgia-Pacific REMARKS . ~ I (A) .._ Limit gd by available hydrants . THE ABOVE LISTED NEEDED FIRE FLOWS ARE FOR PROPERTY INSURANCE PREMIUM CALCULATIONS ONLY AND ARE NOT INTENDED TO PREDICT THE MAXIMUM AMOUNT OF WATER REQUIRED FOR A LARGE SCALE FIRE CONDITION. THE AVAILABLE FLOWS ONLY INDICATE THE CONDITIONS THAT EXISTED AT THE TIME AND AT THE LOCATION WHERE TESTS WERE WITNESSED. . . Sc Single Service PVT c Private Service • Comm ., Commercial; Res "" Resldentlal. •• Needed Is the rate or now for a specific duration for a run credit condition. NP.P.c1P.c1 Flrn Flow~ nrP.:>ti>r th:,n '.l ,:;nn nnm '" " ""' rnl'\c;rln, r,,i ;n rln•n•~;n;nn ' h " rl~~•;f ;r,,t:nn n f th o ,..;,,. .. ,hn n Hr l nn - �1111~- .· f::."~ tJ 447 Soulh Harvey Plymoulh. Ml 48 170 (313) '159-1175 fox JIJ-'159-7237 American Ris~ Management Corp. ~=~}:.1·:~ 1991 DONALD E. MOflGRJDGE. A.I.A. r. · Tony Esson ONALD E. MORGRIDGE 15 South Court Street . ylord, MI 49735 ARCHITECT. P.C. ear Mr. Esson: ., .~~-~- his will confirm our visit to a site on Five Lakes Road East of Center Ave. on "ffne 17, 1991 for the purpose of conducting a hydrant flow. test • .;0--~~- he test was conducted flowing through a 2 and 11/16 inch diameter diverter attached to a Y.z• outlet on the hydrant located in the yard area of the Alpine facility north of ·town. 'fre'· hydrant, No. 104, itself is a 1973, 51/1" Mueller hydrant with 2 - 2½• outlets and one u 'µ iper connection. Static and residual pressure read.ings were taken from a domestic tap ti:he building immediately east of the hydrant. 0 ,- :~.": p ·e·· tests were conducted while the city water supply was In the normal mode. In this ::(hation none of the well pt.imps are operating and the pressure is provided by elevated a'nk that floats on this system. Due to the lack of sufficient length in the diverter f"'e a 0.7 coefficient of flow factor was applied to the test results. 1.:1 , e·-following are the test results: ,t- . 32 psi 20 psi 15 psi Static Pressure Residual Pressure . Pitot Flow 584 GPM CALCULATIONS: Q Q Y-' ~ ;2,-"' - .,, -,. • ... ~ = 29.83·c·d 2 = 29.83 X ·vp 0.7 X 2.6875 2 X vlS c d p cs = = coefficient of discharge diameter picot pressure Q = 584 GPM T h e attached graph show a plot of these tests results. It was noted that with Well No. 5 running our static pressure increased to 42 psi. It is · understood that there is approximately 1400 feet between this hydrant and the demand area you will be supplying. The 10 ft. positive elevation difference to the demand area will amount to a loss of approximately 4 psi from the test we performed. Assuming cast iron ·unlined pipe �• •• • • • •• :: • :,; .... < . ' .. ., APPENDIX B •.,· . '•· . . ' '·:' .. ...- · • .. <- . . -. - . ,-:.r 111111 ';: \:. .. ,<:·, . . ., .;--. .. . ...." . ;r ,.,:' - -. ; ~~ ~- ~t~-· '-. ~ ~ _- .. _·. ..,, C ;:• • ~-- _··'-'. ,, .,,... 11111111 11111111' -• . :_ .- COMPUTER -SIMULATION _ -_. CALIBRATION RESU L _ TS · _. . _- · ·, ··-, ,' 1111111 . ... • • . ··• ' .. ! ., .. · ,: . . . , . - . .• �, •• .• ••••••••• .• ••.• •• : , GAYLORD WATER SYSTEM STUDY CALIBRATION RUNS FIRE FLOW IBSTNO. Q-gpm avail @ 20 psi 1 2100 2 Note: ACTIJAL SYSTEM STATIC PRESSURE psi Taruc Varies PIPE NO. NODE NO. 1455.6 201 101 1371.4 2160 81 67 1500 1456.7 202 91 1380.7 1290 73 65 3 3000 1457.9 203 95 1381.8 3700 71 62 4 1300 1460.2 204 108 1372.7 1450 75 54 5 2100 1460.2 205 61 1388.6 2180 48 47 6 2200 1459.96 206 60 1387.5 2250 49 50 7 1400 1459.96 207 47 1389.0 1640 48 49 8 950 1457.65 46 1375.0 900 54 9 1600 1457.65 208 2()() 51 1394.6 1510 45 53 46 10 1800 1456.50 210 75 1389.8 1930 48 45 11 1000• 1456.50 211 81 1381.5 1570 51 53 12 800 1455.34 212 35 1404.8 500 41 40 13 1100 1454.19 213 23 1398.7 1210 43 45 14 1100 1453.03 214 12 1399.9 1180 43 43 15 650 1453.03 215 8 1406.0 570 40 40 17 584 1453.0 217 3 1419.4 780 35 32 TANK ELEVATION MODEL Q-actual (gpm) MODEL SYSTEM STATIC PRESSURE psi FGNELEV. Grade + 20 psi Tests 1, 2, 3 & 4 - Wells 3, 4 & 5 pumps on; Average tank level 1457.90 for static comparison Tests 5-15, 17 no wells/pumps on; Average tank level 1456.6 for static comparison *Test 11 - run prior to construction of 12" PVC pipe Test 2 hydrant actually located ½ between nodes 91 & 93: Q at 91 < 1500, Q at 93 > 1500 ... �.; •If ., •:If · . _· -~ . I ' .:·. ::. ;• ~· . APPENDIX C . j ;: . . . · . .··•. ,_ "!+ ' . 1. ' . . . . . . : • !~~- " ••. '--- . •. . . . ,. ~rt•, ~~ WELL WATER QUALITYTESTING · • : . . ... . . 1 . •· ; f. . ' . . _· ...... }~i. ·.. : .· . . . •. .. · .- ..... . . . ~ - • ,... · .! . r . • . :: -. . . . �• ICH:i:GAJ-. DEPARTMENT OF PUBLIC" '{EALTH LOGAN PO BOX 30035 ::.,ANSING, HI 48909 •• • • • BUREAU ~p LABORATORY & EPIG lOLOGICAL SERVICES WATER ANALYSIS SECTION J500 N. LABORATORY REPORT ~TEM NAME/OWNERS: SAMPLE LOCATION: CITY: COUNTY: WSSN/SERIAL # : GAYLORD WELL 143 GAYLORD OTSEGO 2600 f-;AZ€'-- COLLECTED BY: ~PORT TO: WATER SUPPLY DIV - LANSING RESULT C'.?0028351 08/21/90 08/27/90 10/24/90 SGK COOK SITE LOC CODE: WELL NUMBER: IALYTE • SAMPLE: COLLECTED:. ENTERED: COMPLETED: APPROVED: :_u ":: :_ __ 3 HAXIHUM DETECTION CONTAMINANT LEVEL LIMIT ·------------------------------------------------------------------------------ - :CARBONATE AS CaC03 ,RBONATE AS .CaC03 _ • _HLORIDE :--T,UORIDE (AUTOMATED) TRATE AS N (AUTOMATED) LfLFATE • 3ILICA AS Si02 111111111 r, c I uM ~ NESIUM 30DIUM --TASSIUM .. NDUCTIVITY • J 11 ~ARDNESS, TITRATED (AS CAC03) 175 mg/L ND 59 mg/L ND 0.9 mg/L 20 mg/L 7.7 mg/L 80.1 mg/L 15.7 mg/L 1 rng/L 4.0 mg/L 10.00 mg/L 20 mg/L 3. 5 mg/L 590 umhos 7.5 265 mg/L 11. :=;~i·i~::~~=:;: . ~= i~: i:~: ~ =~:;: ~ === === === === === 1 rng/L 10 mg/L 0.1 mg/L 0.2 mg/L 2 mg/L 0 . .2 mg/L 0.1 mg/L 0.1 mg/L 1 mg/L 0.1 mg/L 1 urnhos 2.0 1 mg/L ,n the above test results: - ~~~~;i~:i~~~~;~ 7~;:~;=::=~;;~;~====• ====i~: :aTION CHARGE ARGE BALANCE DEVIATION ~COVERED SOLIDS )ISSOLVED SOLIDS BY CONDUCTIVITY ~~~~: 6.3 meq/L 5. 9 % 315 mg/L 354 mg/L • P RI NT ED : _ 11 / 0 1 / 9 0 _0 0 : 0 4 _____ -______________________ PAGE _ 0 0 1 __ ( END _0 F _REPORT ) __ _ • ~□ • NOT DETECTED !BY AUTHORITY OF ?A 386, 1978 AS AMENDED ' �• • li::CH~C::'\N D:?AF:T!iEN1" (.}f 3500 ~- LO~AN LA~! :3 I NG , ! : :;: ro FUT:,L:i:~: H~AL':":-'. 2-U~: ~ l\ U :) :... :.: 7-· !-3 C1 ?..:: ~ C' ~'. ·1· '~" :; : · I C· 01 ~ i ;-:: :., 0 -~; : C.'4. L 3 C ?. ··\; ~ C r:; S \·JA~~? A~1 A!.i -£ 3 : :3 .S E C 7 :;: C1 !I BOX 3(035 4 8, '? 0 '? SYS TEii HAlrE /l)WNc;?.S: S A! 1? LE ::., 0 CAT IO N: CITY: COUNTY: WSSN/SERIAL:; : c;.:1:1LO~. s ,; !lF!.i~: l·I EL I., :: 3 GAYi.,O~D OTSEGO 2500 08/21/?0 COi!?LETED: AP?ROVED: 0?/04/?v) WATS? SUP?LY DIV - LANS:NG SGK coo:<: COLLECTED BY: REFOP.:' TO: C?0<?:2-S3~-: COLLECTED: SITE: LOC CODE: \·]::: !., !., }; TJ ! ! s:: ~ : USS:\ ID CODE: l·IAXI!!UJ.! RESU::..:T l!AHGANESE I!"WN COPPER CONTAH:NANT LEVEL 0. t:' 5 m? ;: ?:.0'.5 8(!/ •~~. l mg;· NC c~. l 1 mi;: IL Vi' C'.:!. ?AGE 00:;. ND= NOT DETECTED DETSCTIO : LI!IIT !'!\Q/: �• • • •· • • • - IIICHIGAN DEPARTllENT OF ?lJ._,...,IC HEAL':"i1 LOGAN PO BOX 30035 LANSING, III 43909 or ~.Aso:-: i\l:._l!·:·:· -~,. E P I DS 11 I 0 I,(' G i CA L S C F. V IC c:; S BU} . .... :•,lj 3500 N. WATEP ANALYSIS SCCTION LAB0RAT0RY REPORT SYSTEl-1 NAl'I_E IOHNERS: SAMPLE LOCATION: CITY: COUNTY: \•ISSN I SE R I AL # : SAl!?-;.."i:;: COLLEC'i.:-D: ENTER~D: CO!IFLET'SD: APPROVETl: GAYLORD \·!ELL #4 GAYLORD OTSEGO 260 0 COLLECTED BY: REPORT TO: !-!I ANALYTE .I 1 ND HARDNESS, TITRA~CD (AS CAC03) ---=================-------- -------The following ar~ calculat~d bas~d on the above t~~t results: ===================================== ND ND ND 12 mg/L 8.3 mq/L 54.0 rni;.r/L 10.::. mg/L , mer/ L 0.S mci IL 330 ur.iho s 7.S 1 ~-4 ·me:/ L ======= ====; =======-= HARDNESS, CALC 'D. ( CA+l!G <1s CAC03) ANION CHARGE CATION CHARGE CHARGE BALANCE DEVIATION RECOVERED SOLIDS DISSOLVED SOLIDS BY CONDUCTIVITY 177 3.3 3. 6 4. 3 178 198 I BY AUTHORITY or -"- trig/ 1 T:1 Cl/ 1.0 m9/ 0. 1 mq/ 4.0 mc//L 10.00 mg/L 0.2 mg/" ... mql "\ l}. 2 mgi 0. l m~!/ , 0. -"- mg/ 1 TT\ Cl/ 0. 1 mg/ 1 lJTTih 2.0 1 "'':-' ·' ===== m~r /L meq/L m€'q/L ., mg/L mq IL PAGE 101:5190 0(:l:04 ND= NOT DETECTED 5(:\4 153 mg/i, . PRINTED: 1 !·!AXIi iUII DETECTIO CONTA!!INANT LEVEL Lil!IT RESULT BICARBONATE AS CaC03 CARBONATE AS CaC03 CHLORIDE FLUORIDE (AUTOMATED) NITRATE AS N (AUTOMATED) SULFATE SILICA AS Si02 CALCIUM IIAGNESIUM SODIUl-1 FOTASSIUH CONDUCTIVITY pH l~/18/90 SGK COOK SITE LOC CO!JE: 1-l"SLL NU1l2,SR: USER ID CODE: WATER SUPPLY DIV - L~NSING C?-0\~~€,?.5C? 03/21/90 081':.7/~0 PA 32,6, 001 i~NJ OF REPORT! 1'?78 A;3 Ali:S~JDSD �i L: C: l~ re; .I\ N i) i:: ':='ART i l SN T BU~~A~ OF LA30?~70?~ ~· U t'•L :;-: C :1 ::; ALT:-.; 3 '.) ~.l vl l~ . LC: c; A!~ !,) 0 BO :·: 3 CO : _: S LANSING, l!I 4?,909 C1: ~ E ~, : DE1! IO LOG ~ CAL :3 ~; V l ,:: ~:.; WA!ER ANALYSIS SECTION LA30RATORY RE?ORT SYS TE!! NA!!E /OIHE:RS: SAl!PLE I..OCATION: CITY: COUNTY: WSSN/SERIAL # : C:A "{LO?..D \·/ELL /:4 C?o0:~.3~.~: ·.s;::s:..=-:.:.;;:..~,.__: COLL:CC'I'ED: ENTE~.ED: COI!?LETED: A??ROVE~: v.::.=:..~ C:AYLOP.D OTSEGO 2500 COLLECTED BY: REPORT TO: WATER SUPPLY DIV - LANSING (\8/21/9~"\ 0 -3 1?. 7 / 90 04 / 90 {:l ~ / COOK SITE LOC CODE: \'/ELL N1!1!3S:::.: COC1S: USER IV •T l l.!. l·!AXII-IU!'. ANALYTE RESULT ZINC: HANGANESE I:RON COPPER· PRINTED: 0?/20/?0 00:06 ND= NOT DETECTED CON'I'A!l!NANT LSV[;L ND ND 0.2 mg/L ND DE:TECTIO Lil·IIT 0.05 mgr 0.05 mg/ : 0.1 mg/· 0.1 PAGE 001 (ENV or l3Y AUTHORITY OF ?A 386, 1?78 AS A~ENDED rnq/~ RE?ORT) �IIIC:HIGAN DSPARTIIENT or PUL__,IC BLJf--_, -1U Of LAeO;;ATOHY ,'.'< E FIDE i ! I. 0 L,(, G IC AL ::: -S "·VICES \·/ATER ANALYSIS SECTION f-iEALTr. 35n0 N. LOGAN PO BOX 3003S LANSING, l!I 48909 LABO~ATORY REPORT SYS TE l ! NA li E / 0 \·l NE RS : SAMPLE LOCATION: CITY: COUNTY: \-ISSN/SERIAL # : SAi!PLE: COLLECTED: ENTERED: COl-!PLETED: GAYLORD WELL #5 GAYLORD OTSEGO 02,/21/90 08/27/?0 APPROVED: 2600 COLLECTED EY: REPORT TO: C:?00:834? 10/l~-/90 SGK COOK SITE LOC CODS: \·!ELL NUHBER: USER ID CODE: HATER SUPPLY DIV - LANSING 1-!I 5 50 5 -----------------------------------------------------------------------------DETECTIO liAXIIIUI! CONTAHINANT LEVEL RESULT ANALYTE Lil-!IT -----------------------------------------------------------------------------160 mg/L ND 45 mg/L BICARBONATE AS CaC03 CARBONATE AS CaC03 CHLORIDE FLUORIDE (AUTOMATED) NITRATE AS N ( AUTOl!ATED) SULFATE SILICA AS Si02 CALCIUH 11AGNESIUM SODIUM POT ASS IUI! CONDUCTIVITY pH 1. 0 14 8.5 G'.?. 2 13.4 14 1. 0 500 7.8 224 . HARDNESS, TITRATED (AS CAC03l ============-======================== The following are calculated based on the above test results: ================================--==- HARDNESS,CALC'D. (CA+l!G as CAC03) ANION CHARGE CATION CHARGE CHARGE BALANCS DEVIATION RECOVERED SOLIDS DISSOLVED SOLIDS BY CONDUCTIVITY PRINTED: 10/25/90 00:04 4.0 mi;-t/L 10.00 mg/L ND mi;-t /L m9 IL mg/L mg/L mg/L mq/L m? IL ") '- m~1 I 0.2 mql 0.1 mg/ 0.1 mg; · l ') . l rnq I m9/ 1 umh 2.0 1 m?I umhos rn~t mg/: mq/ mg/ mg/ 0.2 m<;r / . 1 1 10 0.1 IL ======= ===== ======= ===== 228 mg/L 4.3 mi:q/L 5.2 meq/L 265 mq/L 300 mg/L PAGE 001 (?-ND OF REPORT\ ---------------------------------------------------------------------------- ND= NOT DETECTED !BY AUTHORITY Of PA 32-6, 197f, AS A!!ENDED �=l!? 1•::::Cr.IC:,d~ DS?ARTIIENT o:· I'Uh,IC :iEALTri 3SU<:l H. ':.,OGAN ?O BO:; 30<):, S 1A~l3::NG, !-!I :..it\ S? I lJ (: ~ :..., .!\. E. 0 ~: ;.._ 7 ("1 ~: ·:· .~,·: ,: _; ~ .:; E:: :-: 'I. : C ;:: :3 ~ S I ~ : Q ~ '-' C~ WATER ANAL~SIS SEC!!ON 48909 LABORATORY ~E~ORT ,.... SYSTEM NAI-IE /0\'JNI:RS: SAllPLE LOCATION: CITY: COUNTY: WSSN/SERIAL # : GAYLORD \·/ELL f. 5 GAYLORD OTSEGO ,,,, ~ f ~ O;S; ~ 0 .:..c.J ~ :_ :.- C?0022:32-: - CO!-~?LSTSD: 08/21/90 08/'27/90 09/04/90 260<3 COLLECTED BY: P.EPORT TO: .... .:•rd 1~ !.Jt.,: co:::..wSCTED: ENT::;~D: COOK SITE: LOC CODE: WATER SUPPLY DIV - LANSING 1·1ELL !•! LT!·!BE?.: USER IJ CODE: 5 50 5 -----------------------------------------------------------------------------IIAX!l!L 1: DE'!'!:CTIO 1 ANALYTE RESULT CO~TA!!H'.ANT !.EVEL LIJ.IIT ------------------------------------------------------------------------------ ZINC MANGANESE IRON COPPER PRINTED: 09/20/90 00:06 0.05 rr.q/ ND 0.05 !n~!/ 0.1 mg/ ND ND 0.~ mqi ND PAGE 001 (END OF REPORT) --------------------------------------------------------------------------I B\' AUTHOR::TY or PA 3 ;35, l ?7 -3 AS AI'.":;~!DSJ ND= NOT DET~CTED IIJII IIJII ... ... � 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 Gaylord_Water-System-Master-Plan_1994 Creator An entity primarily responsible for making the resource Capital Consultants, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1994-01 Title A name given to the resource City of Gaylord Water System Study Master Plan Description An account of the resource The City of Gaylord Water System Study Master Plan was prepared by Capital Consultants, Inc. in January 1994. Subject The topic of the resource Master plan reports Gaylord (Mich.) Otsego 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/8a7b7d5810621537cee45f155d1f83c9.pdf 2328a7dc7ce9bd9c0a41f28b7e79fd85 PDF Text Text SUBDIVISIONS CITY OF GAYLORD, MICHIGAN 17.000 17.001 Sec. 8101. SHORT TITLE. This Ordinance shall be known as the "Subdivision Ordinance of the City of Gaylord, Michigan". (ord. amend. eff. Mar. 14, 1991) 17.002 Sec. 8102. AREA REGULATED. The rules and regulations governing plats and subdivisions of lands contained herein shall apply within the corporate limits of the City and within such part of the adjacent unincorporated area as may be within the subdivision jurisdiction of the City by state Statute except to the extent the platting of property is controlled by State Statute and this Ordinance would conflict with State Statute. Sec. 8103. PROPOSED SUBDIVISION REGULATION. A regulation to promote in accordance with present and future needs, the safety, morals, order, convenience, prosperity, and general welfare of the citizens of the City of Gaylord, Michigan, and to provide for efficiency and economy in the process of development, for convenience of traffic and circulation of goods, for good civic design and arrangement, and for adequate public utilities and facilities by prescribing rules and standards for the subdivision of land and for the accomplishment of said purposes to provide for the administration and enforcement hereof. (ord. amend. eff. Mar. 14, 1991) 17.003 Sec. 8104. DEFINITIONS. For the purpose of these regulations, certain words used herein are defined as follows: A. ALLEYS are minor ways of providing a second means of access to a property. B. BLOCK is an area of land within a subdivision that is entirely bounded by streets, highways, or ways, except alleys; or by streets or boundaries of the subdivision. C. BUILDING LINE is a line on a plat between which line and a street no building or structure may be erected. 17.000 - 17.003 �D. COUNCIL shall mean the legislative body of the City. E. CUL-DE-SAC is a local street with only one outlet and culminated by a turn-around. F. EASEMENT is a grant by the property owner of the use for a specific purpose of a strip of land by the general public, a corporation or a certain person or persons. G. LOCAL STREETS are those which are used primarily for access to the abutting properties. H. LOT is a portion of a subdivision or other parcel of land intended for the purpose, whether immediate or future, of transfer of ownership or for building development. I. MAJOR STREETS are those streets designated as a major artery in the Major street Plan for the city. J. PERFORMANCE BOND is a surety bond or cash deposit made out to the City of Gaylord in an amount equal to the full cost of the improvements which are required by this regulation, said cost being estimated by the City Manager and said surety bond or cash deposit being legally sufficient to secure to the City that the said improvements will be constructed in accordance with this regulation. K. PUBLIC UTILITY shall mean a public or private person, firm or corporation, municipal department, board or commission duly authorized under Federal, State or Municipal laws or regulations to furnish to the public: gas, electricity, sewage disposal, telephone, television or water. L. STREET is all property dedicated or intended for public or private use for access to abutting lands or subject to public easements therefor, and whether designated as a street, highway, thoroughfare, parkway, throughway, expressway, road, avenue, boulevard, lane, place, circle or however otherwise designated. 17.003 �M. SUBDIVIDER is any person, individual, firm, partnership, association, corporation, estate, trust or any other group or combination acting ' as a unit, dividing, or proposing to divide land so as to constitute a subdivision as defined herein and includes any agent of the subdivider. N. SUBDIVISION means the partitioning or dividing of a parcel or tract of land by the proprietor therof 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 five (5) or more parcels of land each of which is ten (10) acres or less in area; or five (5) or more parcels of land each of which is ten (10) acres or less in area are created by successive divisions within a period of ten (10) years. (ord. amend. eff. Mar. 14, 1991) 17.004 (ord. repealed eff. Mar. 14, 1991) 17.005 (ord. repealed eff. Mar. 14, 1991) 17.006 (ord. repealed eff. Mar. 14, 1991) 17.007 Sec. 8108. JURISDICTION AND PROCEDURE. 1. Plat, When Required. It shall be unlawful for the owner, agent, or persons having control of any land within the City of Gaylord to subdivide or lay out such land into lots, blocks, streets, avenues, alleys, public ways and grounds, unless by plat in accordance with the laws of the state of Michigan and the provisions of this Regulation. Each subdivider should confer with the city Manager before preparing the preliminary plan in order that he may become familiar with the requirements of these regulations and the proposals of the Comprehensive Plan as they may apply to the land proposed to be subdivided. 2. Procedure. In obtaining final approval of a proposed subdivision by the Planning Commission and the City Council, the subdivider shall 17.004 - 17.007 �submit a preliminary plan, a performance bond, as may be required and a final plat in accordance with this Regulation. (a) The subdivider sha~l first prepare and file with the city Manager ten copies of a preliminary plan conforming to the requirements set forth in this Regulation. Said plans shall be accompanied by a fee of One Dollar ($1.00) for each lot in the subdivision providing said subdivision does not consist of less than ten lots, in which case a minimum filing fee of Fifty Dollars ($50.00) shall be required. (b) A presentation of preliminary plan will be held before the Planning Commission at its first regular meeting following the filing. No hearing shall be held by the commission until notice has been published and has been mailed to the person or persons who filed the preliminary plan to the address set forth in the filing papers and to such other interested parties as may be determined by the Commission. (c) The City Staff shall examine said preliminary plan as to its compliance with the laws and regulations of the City of Gaylord and shall submit its findings to the Planning Commission 15 days prior to the hearing. (d) The Planning Commission shall within a reasonable time after the public hearing make its decision on the preliminary plan. The Planning Commission shall set forth its recommendations in writing, whether of approval, modification or disapproval to the City Council. In case of modification or disapproval, it shall give its reasons therefor. The Planning Commission shall return one copy of any approved preliminary plan to the subdivider. (e) Upon approval of the preliminary plan by the Planning Commission, the subdivider may proceed with the preparation of the final plat and detailed construction drawings and specifications for the improvements required under this Regulation. 17.007 �(f) 17.008 The approval of the preliminary plan by the Planning Commission is revocable and does not constitute final approval or acceptance of the subdivision by the City Council or authorization to proceed on construction of improvements within the subdivision but shall constitute approval of layout and general engineering proposals and plans. (ord. amend. eff. Mar. 14, 1991) Sec. 8109. FINAL PLAT: TIME TO SUBMIT. The final plat shall be submitted to the Council for approval within one year after approval of the preliminary plat; otherwise such approval shall become null and void unless an extension of time is applied for and granted by the City Council. (a) Before submitting the final plat to the City Council for approval, the subdivider shall furnish all plans and information as listed in "Final Plat Requirements" necessary for the detailed engineering consideration of the improvements required and obtain the approval of the City Manager which shall be endorsed thereon. (b) For final plat approval, the subdivider shall submit to the City Council: (1) Ten copies of the final plat. (2) A performance bond as required and approved by the City Staff. (3) One copy of the certified approved plans, profiles, cross sections and specifications. (4) A certificate from the City Staff that the final plat is substantially in accord with the preliminary plan as approved by the Planning Commission. (c) When the final plat has been passed upon by the City Council, ten copies of the final plat and performance bond shall forthwith be transmitted to the City Council together with a certificate showing the action of the Planning Commission. (d) When the final plat has been approved by the City Council, the performance bond accepted, and all ten copies duly certified, one copy shall be delivered to the Planning Commission, and four 17.008 �copies to the city for their respective files, and three to the subdivider, two of which are for filing with the County Register of Deeds and County Treasurer. If said plat is disapproved by the City Council, such disapproval shall point out in writing wherein said proposed plat is objectionable. (e) The passage of the resolution accepting the plat shall constitute final approval of the platting of the area shown on the final plat, but the owner shall cause such plat to be recorded in the offices of the County Treasurer and County Register of Deeds, and shall file satisfactory evidence of such recording in the office of the City Clerk before the City shall recognize the plat as being in full force and effect. (f) The State requires certain certificates be entered on record together with the certified plat. (g) Receipt of the duly certified final plat by the subdivider is authorization that subdivider proceed with the installation and construction of the required improvements. (h) The city of Gaylord will return the performance bond to the subdivider upon certification by the City Manager of satisfactory completion of the installation and construction of the required improvements and acceptance of the required improvements by the City Council. Prior to certification by the City Manager, the subdivider shall file with the City Manager plans, profiles, and cross sections of the required improvements as they have been built. (ord. amend. eff. Mar. 14, 1991) 17.009 Sec. 8110. PRELIMINARY PLAN. 1. 2. The Preliminary Plan shall be clearly and legibly drawn to a scale of one inch to one hundred feet or less and shall be plainly marked · Preliminary Plan". The Plan Shall Show: (a) The proposed name of the subdivision and, if different, the title under which the subdivision is to be recorded. 17.009 �(b) The name and address of the owner and the name, address and profession of the person preparing the plan. (c) The date, scale and northpoint, and a key map, showing the general location of the proposed subdivision in relation to surrounding deve~opment. (d) The legal description of the area bei11g platted. (e) The boundary line (accurate in scale), the dimensions and location of the property to be platted and the location of section lines shall be shown. (f) The .names and location of adjacent subdivisions and the names of record owners and location of adjoining parcels of unplatted land. The location of property lines, streets and alleys, easements, buildings, utilities, watercourses, tree masses and other existing features affecting the plan. (g) (h) The zoning classification and proposed use for the area being platted. (i) The layout, numbers and approximate dimensions of proposed lots. (j) The layout of all existing and proposed building lines and easements. (k) The location, width and dimensions of all streets, alleys and grounds proposed to be dedicated for public use. (1) Proposed names for all streets in the area being platted. The City Council reserves the right to name all streets. (m) Written and signed statements explaining how and when the subdivider proposes to provide and install all required sewers, water, pavements, sidewalks and drainage structures including curb and gutter. All improvements shall conform to City Specifications. 17.009 �17.010 (n) Written and signed statements of the appropriate officials of the availability of gas and electricity to the proposed subdivision. (o) Any restrictions proposed to be included in the owner's declaration of plat. (ord. amend. eff. Mar. 14, 1991) Sec. 8111. FINAL PLAT REQUIREMENTS. 1. The Final Plat shall be clearly and drawn to a scale of one inch to one or less and in ink on tracing cloth suitable permanent base approved by Staff. 2. The Plat Shall Show: legibly hundred feet or any other the City (a) The title under which the subdivision is to be recorded. (b) The name or names of the owners and subdividers. (c) The date, scale and northpoint, and a key map showing the general location of the proposed subdivision. (d) The legal description of the area being platted. (e) Accurate distances and bearings of all boundary lines of the subdivision including all sections, U.S. survey and Congressional township lines. (f) Centerlines of all proposed and adjoining streets with their right-of-way width and names. (g) Lines of all lots with a simple method of numbering to identify all lots and blocks. (h) All building lines and all easements provided for public service together with their dimensions and any limitations of the easements. 17.010 �17.011 (i) Any and all dimensions necessary for accurate location of the boundaries of the site to be developed and of all streets, lots, easements and dedicated areas. These dimensions shall be expressed in feet and decimals of a foot. (j) All radii, arcs, points of tangency, central angles and lengths of curves. (k) certification by a registered land surveyor that the final plat as shown is a correct representation of the survey as made. (1) All survey monuments and benchmarks, together with their description. (m) Private restrictive covenants and their period of existence. (n) The accurate outline, dimensions and purposes of all property which is offered for dedication or is to be reserved for acquisition for public use, or is to be reserved by deed covenant for the common use of the property owners in the subdivision. (ord. amend. eff. Mar. 14, 1991) Sec. 8112. STREET CONSTRUCTION: SPECIFICATIONS. Twelve (12) feet on each side of the centerline shall be constructed of eight (8) inches of compacted gravel meeting 22-A specifications of the Michigan State Highway Department. The pavement will consist of 3 11 Bituminous Asphalt No. ll00L and No. ll00T, 20AA. All construction shall be supervised by the City Manager and any deviations from the above specifications must be approved by the said Manager. (ord. amend. eff. Mar. 14, 1991) 17.012 Sec. 8113. STORM SEWER/CURB AND GUTTER. Must be furnished on all streets. Design and materials must be approved by the City Manager per City Specifications. (ord. amend. eff. Mar. 14, 1991) 17.011 - 17.012 �17.013 Sec. 8114. INSTALLATION OF PUBLIC UTILITIES. All public utilities in any subdivision shall be installed underground. All lots must be serviced by the municipal water and sewer service and the design and materials for such service must have the prior approval of the City Manager. Design and materials for all other utilities must comply with the specifications and requirements of the furnishing utility company. All utilities shall be stubbed to the property line at the time of installation. (ord. amend. eff. Mar. 14, 1991) 17.014 Sec. 8115. SIDEWALKS. Two sidewalks shall be required along all streets. All sidewalks shall have a minimum width of five feet and shall be constructed under the supervision of, and subject to the approval of, the City Manager. Sidewalks shall be located one foot inside the street right-of-way line. (ord. amend. eff. Mar. 14, 1991) 17.015 Sec. 8116. ALLEYS: COMPLIANCE. Alleys shall comply with the following requirements: 17.016 A. Alleys shall be provided in commercial and industrial district, except that the Council may waive this requirement where other definite and assured provision is made for service access, such as off-street loading, unloading and parking consistent with and adequate for the uses proposed. B. The width of an alley shall be not less than twenty feet. c. Dead-end alleys shall be avoided where possible, but if unavoidable, shall be provided with adequate turn-around facilities at the dead-end as determined by the Council. (ord. amend. eff. Mar. 14, 1991) Sec. 8117. EASEMENTS. Easements shall comply with the following requirements: A. Easements across lots or centered on rear or side lot lines shall be provided for utilities where necessary and shall be at least twelve feet wide. 17.013 - 17.016 I . I I �B. 17.017 Where a subdivision is traversed by a water course, drainage way, channel or stream, there shall be provided a storm water easement or • drainage right-of-way conforming substantially with the lines of such water course, and such further width or construction, or both as will be adequate for the purpose. (ord. amend. eff. Mar. 14, 1991) Sec. 8118. BLOCKS. Blocks shall comply with the following requirements: 17.018 A. No block may be more than 1,320 feet or less than 500 feet in length between the centerlines of intersecting streets, except where in the opinion of the Council, extraordinary conditions unquestionable justify a departure from these limits. B. In blocks over 700 feet in length, the Council may require at or near the middle of the block a public way or easement of not less than twelve feet in width for use by pedestrians and/or as an easement for public utilities. (ord. amend. eff. Mar. 14, 1991) Sec. 8119. LOTS. Lots shall comply with the following requirements: A. The lot size, width, depth, shape and orientation, and the minimum building set back lines shall be appropriate for the location of the subdivisions and for the type of development and use contemplated. B. Minimum lot dimensions and size shall conform to the requirements of the Zoning Ordinance: Provided: 1. Residential lots shall be a minimum width of 100 feet at 25 feet from front lot line. No lot shall be less than 10,000 square feet in area, nor have a depth of less than 100 feet or a depth in excess of three times its width. 2. Depth and width of properties reserved or laid out for commercial and industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated. 17.017 - 17.018 �r, 3. 17.019 Corner lots for residential use shall have extra width to permit appropriate building set back from and orientation to both streets. C. The subdivision of the land shall be such as to provide, by means of a public street, each lot with satisfactory access to an existing public street. D. Double frontage, or lots with frontage on two parallel streets should be avoided except where essential to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation. A planning screen easement of at least ten feet and across which there shall be provided along the line of lots abutting such a traffic artery or other disadvantageous use. E. Side lot lines shall be substantially at right angles or radial to street lines. (ord. amend eff. Mar. 14, 1991) Sec. 8120. ACCEPI'ANCE: CITY BENEFITS. The Council may accept the dedication of parks, playgrounds, and other public open spaces, when it appears that the city will benefit from such dedication. (ord. amend. eff. Mar. 14, 1991) 17.020 Sec. 8121. REQUIRED IMPROVEMENTS. The council shall require that all of the following must be provided for before the approval of a final plat: A. Sewer. B. Water. c. Pavement. D. Curb and Gutter. E. Sidewalk. F. Storm Sewer. (ord. amend. eff. Mar. 14, 1991) 17.021 Sec. 8122. COMPLETION OF IMPROVEMENTS. Plans for improvements shall be prepared by a qualified engineer registered in accordance with the laws of Michigan. The improvements listed below shall be installed prior to the approval of the 17.019 - 17.021 �. ' • final plat which is prepared for recording purposes. In lieu of actual completion of said im~rovements, the City Council may accept a performance bond assuring the actual construction and installation of such improvements and utilities within a reasonable time, and with the provision that no residence or other building shall be constructed until the street improvements, water, sewer, storm sewer, curb and gutter and sidewalks have been installed for the entire block in which the residence or building shall be located. (ord. amend. eff. Mar. 14, 1991) 17.022 Sec. 8123. RESTRICTIONS: CERTIFIED COPY. A certified copy of the plat restrictions which shall include a provision that in all instruments of sale or conveyance given before all streets improvements have been made, the grantee shall agree to and approve such improvements. (ord. amend. eff. Mar. 14, 1991) 17.023 Sec. 8124. VARIANCES. Where the Council finds that extraordinary hardship may result from strict compliance with these regulations, it may vary the regulations so that substantial justice may be done and the public interest secured; provided that such variation will not have the effacy of nullifying the interest and purpose of the general. community plan, Zoning Ordinance, or these regulations. In granting variances and modifications, the Council may require such conditions as will, in its judgement, secure substantially the objectives of the standards or requirements so varied or modified. Any modification thus granted shall be entered in the minutes of the Council setting forth the reasons which, in the opinion of the Council, justified the modification. (ord. amend. eff. Mar. 14, 1991) 17.024 Sec. 8125. PENALTIES. Any person who shall violate any of the provisions of this Ordinance, whether such person be the owner or the agent of the owner of the property, shall be fined not to exceed the sum of one hundred dollars and the cost of the prosecution or by imprisonment 17.022 - 17.024 �for a term not to exceed ninety days or both such fine and imprisonment at the discretion of the court, and shall in addition thereto be subject to all penalties as provided in Section 1104 (Sec. 12.028) of this Code. (ord. amend. eff. Mar. 14, 1991) 17.025 Sec. 8126. CONFLICTING REGULATIONS REPEALED. All regulations or parts of regulations in conflict herewith are hereby repealed, except any regulation that imposes more restrictive regulations than are imposed herein. (ord. amend. eff. Mar. 14, 1991) 17.025 � 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 Gaylord_Subdivision-Ordinance_1991 Date A point or period of time associated with an event in the lifecycle of the resource 1991-03-14 Title A name given to the resource Subdivision Ordinance of the City of Gaylord, Michigan Description An account of the resource The Subdivision Ordinance of the City of Gaylord, Michigan amendments went into effect March 14, 1991. Subject The topic of the resource Ordinances, municipal Gaylord (Mich.) Otsego 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/30b7b39e76217a27b6da55c5debc2e90.pdf ce75b446ef8a9e75f935d4331bbc0cfa PDF Text Text . . ··-.. '.,.. - .' . ·: ,;-/ ·..• .- .~ . . ' . ·. -~; ...:.- ~ ~-- - ·- :·-. , ~- .. ·.,; .-:.. ~ CAP.ITAL :__ .,_._ . · CONSULTANT . . . . . ENGINEERS .--- ..:. �I I I I I I I I I I I I I I I I I I I INTRODUCTION This Study is an amendment to the "City of Gaylord 1989 Streets Master Plan" prepared in August, 1989. The 1989 Master Plan, along with individual street ratings conducted in 1987, formed the basis for initial project prioritization. Project priorities have not been changed in this Amendment The purpose of this amendment is to update cost estimates presented in the 1989 study to reflect street policy changes recently adopted by the Gaylord City Council and to incorporate any changes in road conditions since the previous study. The new street policy adopted by the City Council calls for concrete curb and gutter the full length of new roadways. This in turn has a significant affect on required roadway width, storm drainage considerations, and construction cost This amendment provides updated construction cost estimates that incorporates these new considerations. GENERAL The recently adopted curb and gutter policy has significant ramifications on new street construction in the City. Previous roadway construction would generally consist of a 24 foot wide paved surface with 3 foot gravel shoulders. Curb and gutter and drainage improvements would normally be constructed only at intersections. The majority of drainage structures would be leaching basins due to the lack of adequate existing storm sewers to connect to. Storm drainage in mid-block was typically accomplished by percolation into the ground adjacent to the roadway. The placement of concrete curb and gutter the full length of the roadway will require additional related changes. Acceptable street width for non-curbed residential streets is generally 22 to 24 feet with a 3' gravel or paved shoulder on each side. The addition of curb and gutter now confines traffic within the roadway and requires a wider street for safe and comfortable driving. Typical street width for curbed streets with no on-street parking is 31 feet measured from back of curb to back of curb (back to back or B-B). Using a 2 foot wide curb and gutter section this requires a 27 foot wide paved surface. A drawing of this roadway section is shown on Figure 1. Required street width increases for on-street parking are a minimum of 33 feet B-B for parking on one side and 40 feet B-B for parking on both sides. The placement of curb and gutter also imposes additional requirements on storm drainage collection and discharge. Since all storm runoff will now be confined on the roadway, adequate storm water facilities will be a high priority item. Dependent upon project location and the proximity to existing storm sewers, new storm sewers and drainage structures should be provided where possible. In locations where no storm facilities or potential storm water outlet areas exist then an adequate number of leaching basins should be used. An in-depth evaluation of storm drainage facilities will be an important part of all future roadway designs. - 1- �I I I I I I I (/) ::, 0 z ~ ::, U') I() .... (.) t:: w £I) w (.) (/) :5 Q. ~ ~ 0 (/) w z I- w I I ;i Q. 0 1- l ::,z (.) . x ...J < ~ :::E ~ LL. I I I I I I I (/) (/) 0 a:: (.) w ...J r~< 0 z c:, 0 ~ ~ N a, • I 0:, 0 I- iri LO .... a:: :-·· ·{ ... ... +---- =•::.~.::~: .. w ~ ::, oc., ~~ OID z a:: ~::, (/) (.) 1,--------r-------~--------J I apital onsultants, Inc. tNIINl:IBI ttCI K. ......G'1'tlf ..,....,.,_.; ~ ~ 4aGI O...l'\.OltO. ~ •ns 112 IICST MM! S'ffllil 51 7-371-1.tDO sn-m-,u, CllY OF GAYLORD 1 991 STREETS MASTER PLAN FIGURE 1 lYPICAL ROADWAY CROSS SECTION f .__-------------'-------------'---------__J �I I I I I I I I I COST ESTIMATES A summary of all updated project cost estimates is shown in Table 1. This table also compares the updated project cost with the 1989 estimated cost and provides a brief description of the changes that precipitated the change in estimated project costs. It can be easily seen that the changes in roadway configuration have significantly increased the cost of each project Also listed in Table 1 as Project Priority A is aerial topographic mapping of the City. With the addition of curb and gutter to the streets, overall storm drainage throughout the City becomes a major concern in proper roadway design. It is therefore recommended than an overall Drainage Plan be developed for the City. The most economical process in obtaining the necessary topographic information is by aerial survey and mapping. The cost for this mapping is included in Table 1. As the completion of a Comprehensive Drainage Plan may have an impact on prioritization, storm sewer design and cost of the projects included in this report, the aerial mapping is listed as the highest priority item. Individual project cost estimates for each priority project and the basis for the estimates follow Table 1. These descriptions and cost estimates are listed in order of project priority. The priorities correlate to Figure 2 and also the 1989 Streets Master Plan. I I I I - 2- �TABLE 1 PRIORITY RATINGS AND COST ESTIMATES* • "• • • • • • • PRIORITY AREA A LOCATION 1989 ESTIMATED COST Entire City 1 1 2 2 3 3 4 4 5 5 6 6 7 7 8 8 9 9 1991 ESTIMATED COST MAJOR CHANGES $ 30,000- $ 50,000 Aerial Topographic Mapping Maple Ave - Main St to Fifth St $181,900 to $195,200 $308,900 Add: Curb & gutter, 12" water main, sidewalk Old 27 - Main St North to City Limits $233,900 - $324,700 $678,000 $733,600** Add: Curb & gutter, stonn sewer, width, sidewalk Fourth St - Center Ave to Maple Ave -:;_: 1..;,~/;:,_, $135,100 to $150,000 $215,200 Add: Curb & gutter, width, sidewalk Carpenter St - West St to Ohio Ave $ 49,000 to $ 53,000 $ 58,000 Add: Curb & gutter, width Petoskey St - Indiana Ave to Otsego Ave Mitchell St - Indiana Ave to Otsego Ave Otsego Av_e - Petoskey St to Mitchell St $ 84,900 to $ 84,900 $180,100 Add: Curb & gutter, stonn sewer, width, sidewalk Fifth St - East of Maple Ave $ 65,200 to $ 72,600 $189,100 Add: Curb & gutter, storm sewer, width, sidewalk Second St - Wisconson Ave to Otsego Ave $110,200 to $121,500 $152,100 Add: Curb & gutter, stonn sewer, width Oak Ave - Main St to Huron St $ 20,500 to $ 22,400 $ 41,500 Add: Curb & gutter, stonn sewer, width, sidewalk Hazel Ave - Main St to Huron St $ 19,600 to$ 21,500 $ 26,400 Add: Curb &·gutter, width Seventh St - East of Otsego Ave $ 82,000 to $ 92,600 $129,200 Add: Curb & gutter, stonn sewer, width; Reduce: length Petoskey St - Old 27 to Hazel Ave $ 48,400 to $ 50,800 $ 91,100 Add: Curb & gutter, width 10 10 11 11 12 12 Court Ave - North St to Sheldon St 13 $ 73,900 to $ 73,900 13 $178,400 Add: Curb & gutter, stonn sewer, width, water main Grandview Blvd - Otsego Ave to Court Ave 14 $ 40,600 to $ 47,200 14 $ 66,800 Add: Curb & gutter, sidewalk $ 35,900 to $ 35,900 $ 86,600 Add: Curb & gutter, storm sewer, width $ 56,800 to $ 63,400 $45,700 Reduce: curb & gutter 15 15 Mill St - Old 27 to Elm Ave Felshaw St - Old 27 to Elm Ave Elm Ave - Mill St to Felshaw St Court Ave - Main St to First St First St - Court Ave to Center Ave TOTAL FOR ALL AREAS $1,244,200 to $1,415,800 $2,477,100 to $2,552,700 -f /ti, 7 Ji' ~ ,?7 2,i J 7) / =~st estim~tes include contingency and engineering. Prices are in 1991 dollars and adjustments for inflation should be made if necessary. Construct10n costs vary with configuration and method of reconstruction. �..·~ &-1-1-1-1-1-._._.__ l f•j[.LiiU,h I ,.,.,,.. ... L I\ ::================::! ~ ,I ,I ~ \I--===-;:_-=..~ ~~~_J ~ .s =.i.- ~ ~ 7 1 ,1~ ~-;:::--==--==-_J I ~ I ..,,m,u n. Ii ' ::J l»-111 ...,._, ,..! WI -• ·o CJ]fik - -·-~ - . ' ~' 8 I i 13 pital onsultants, Inc . ---- ... ~- UIINJ'. ciu .,...,.. ........,......._ ~ .. ,..,.....,. .._., ~ _,,. r,1--n.,...,. j 'l !' II ,I ,I ~ \' i '1l1 e I CITY OF GAYLORD T •r t_ T T PROJECT PRIORITIES FIGURE 2 �I I I I I I I I I I I I I PRIORITY #1 MAPLE STREET - EAST MAIN STREET TO FIFTH STREET BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B. • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck and bus traffic). • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - Remove 200' existing; place new sidewalk full length, both sides. • Storm Sewer - • Sanitary Sewer - Place new 8" sanitary sewer main to Third Street; provide 6" leads as needed. • Water Main - Place 12" water main from Third Street to Fifth Street; abandon 8" transite in that area; place 6" stub at Second Street 12" Storm - First to Third 12" Stub - at Second going west 18" Storm - Third to Fourth 18" Stub - at Fourth going west 24" Storm - Fourth to Fifth Storm Outlet Headwall 5 Storm Manholes 15 Catch Basins -3- �I I I I I I I I I I I I I I I I PROJECT PRIORITY #1 MAPLE STREET - EAST MAIN STREET SOUTH TO FIFTH STREET COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 UNIT QUANTITY UNIT PRICE AMOUNT 18 STA 110 SY 5500 SY 1250 TON 450 SY 35 SY 460 SF 3600 LF 3400 LF 1170 LF 380 LF 500 LF 1 EA 5 EA 15 EA 970 LF 400 LF 50 LF 850 LF $ 800 2.25 3.50 30.00 3.50 6.00 3.50 12.00 2.25 18.00 25.00 30.00 3,000 1,200 1,000 20.00 15.00 20.00 30.00 $ 14,400.00 247.50 19,250.00 37,500.00 1,575.00 210.00 1,610.00 43,200.00 7,650.00 21,060.00 9,500.00 15,000.00 3,000.00 6,000.00 15,000.00 19,400.00 6,000.00 1,000.00 25,500.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $247,100.00 61,800.00 TOT AL ESTIMATED PROJECT COST $308,900.00 DESCRIPTION EARTHWORK & GRADING REMOVING CONCRETE SIDEWALK AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 440 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER CONCRETE SIDEWALK 12" STORM SEWER 18" STORM SEWER 24" STORM SEWER STORM OUTLET HEADWALL 4' (/) STORM MANHOLE 4' (I) CATCH BASIN 8' (I) SANITARY SEWER 6' (/) SERVICE LEADS 6' (/) WATER MAIN 12' (I) WATER MAIN -4- �I I I I I I I I I I PRIORITY #2 NORTH CENTER STREET - M-32 TO FAIRVEIW BASIS FOR COST ESTIMATE Several design factors have a major affect on the construction cost for this project. The most significant factor is the addition of curb and gutter which also necessitates catch basins, storm sewer, and outlets. Another significant cost factor is the treatment of the old concrete lan1ts which may either be removed as total reconstruction, or rubblized with a bituminous overlay. Since the final decision cannot be made until after preliminary design, we are providing construction cost estimates for both cases. The cost estimates also assume a three (3) lane configuration from M-32 to Shipp and two lanes north to Fairview. We have also prepared a "North Center Roadway Alternatives - Summary of Construction Cost Estimates per Foot of Length." This table allows a more direct comparison of total reconstruction (Cases I and II) versus rubblizatii:m (Cases ill and IV) for three and two lane widths. Also included in this Table is a cost estimate for overlay only with 6 foot wide paved shoulders without curb and gutter. This alternative may be applicable for .illLlQ. 2,000 feet of roadway north of Shipp to Fairview. I I I I I I I - 5- �I I I I I I I I I I I I I I I I PROJECT PRIORITY #2 NORTH CENTER STREET - M-32 TO FAIRVIEW COST ESTIMATE TOTAL RECONSTRUCTION, CURB & GUTTER 3 LANE TO SHIPP - 2 LANE TO FAIRVIEW (CASE I AND m ITEM DESCRIPTION QUANTITY Removing Pavement Earthwork and Grading Removing Concrete Curb & Gutter Removing Concrete Sidewalk (allowance) Aggregate Base 8" - 22A Oass AA Approach Bituminous Approach Bituminous Asphalt Pavement Concrete Curb & Gutter Concrete Drive Approach Storm Sewer (allowance) 4 • (/) Drainage Structures (allowance) Adjusting Structures Concrete Sidewalk (2,400 LF allowance) Sewer Replacement (allowance) Water Main Extension/Replacement (allowance) Pavement Marking Traffic Control Topsoil and Seeding Mobilization Retention Basin* 16,600 SY 52 STA 2,000 LF 1,300 SY 19,400 SY 800 SY 100 TON 4,300 TON 10,400 LF 1,000 SF 6,000 LF 40 EA 10 EA 12,000 SF 1 LS 1 LS 5,200 LF 1 LS 7,000 SY 1 LS UNIT PRICE $ AMOUNT 3.00 800 2.50 2.25 3.50 3.50 35.00 26.00 10.00 3.50 25.00 1,200 250 2.25 10,000 20,000 2.50 7,500 2.50 15,000 $ 49,800 41,600 5,000 2,925 67,900 2,800 3,500 111,800 104,000 3,500 150,000 48,000 2,500 27,000 10,000 20,000 13,000 7,500 17,500 15,000 Sub Total 10% Contingency $703,325 70,300 Estimated Total $773,600 ----------- *Potential cost of additional retention basin construction not included at this time. -6- �I I I I I I I I I I I I I I I PROJECT PRIORITY #2 NORTH CENTER STREET - M-32 TO FAIRVIEW COST ESTIMATE RUBBLIZATION OF EXISTING CONCRETE PAVEMENT CURB & GUTTER 3 LANE TO SHIPP - 2 LANE TO FAIRVIEW (CASE III AND IV) ITEM DESCRIPTION QUANTITY Cold Milling Asphalt Rubblize Concrete Earthwork and Grading Removing Concrete Curb & Gutter Removing Concrete Sidewalk. (allowance) Aggregate Base Oass AA Approach Bituminous Approach Bituminous Asphalt Pavement Concrete Curb & Gutter Concrete Drive Approach Storm Sewer (allowance) 4' (I) Drainage Structures (allowance) Adjusting Structures Concrete Sidewalk. (2,400 LF allowance) Sewer Replacement (allowance) Water Main Extension/Replacement (allowance) Pavement Marking Traffic Control Topsoil and Seeding Mobilization Retention Basin* 16,600 SY 12,000 SY 52 STA 2,000 LF 1,300 SY 7,400 SY 800 SY 100 TON 3,600 TON 10,400 LF 1,000 SF 6,000 LF 40 EA 10 EA 12,000 SF 1 LS 1 LS 5,200 LF 1 LS 7,000 SY 1 LS UNIT PRICE AMOUNT 1.25 1.50 400 2.50 2.25 3.50 3.50 35.00 26.00 10.00 3.50 25.00 1,200 250 2.25 10,000 20,000 2.50 7,500 2.50 20,000 $20,750 18,000 20,800 5,000 2,925 25,900 2,800 3,500 93,600 104,000 3,500 150,000 48,000 2,500 27,000 10,000 20,000 13,000 7,500 17,500 20,000 Sub Total 10% Contingency $616,275 61,600 Estimated Total $678,000 $ ---------- *Potential cost of additional retention basin construction not included at this time. - 7 - �I I I I I I I I I PROJECT PRIORITY #2 NORTH CENTER - M-32 TO FAIRVIEW ROADWAY ALTERNATIVES SUMMARY OF CONSTRUCTION COST ESTIMATES PER FOOT OF LENGTH CASE I CASE II CASE ID CASE IV CASE V Concrete Removal and Total Reconstruction to 39' width - face to face, curb & gutter (Applicable full length) $160/Ff Concrete Removal and Total Reconstruction to 30' width - face to face, curb & gutter (Applicable full length) $130/Ff Rubblization and Overlay to 39' width face to face, curb & gutter (Applicable full length) $142/Ff Rubblization and Overlay to 30' width face to face, curb & gutter (Applicable full length) $113/Ff Overlay Only to 24' width, plus 6' shoulders, no curb & gutter (This case may apply to the roadway between Shipp Street and Fairview if pavement cores indicate the absence of concrete. This would not apply to the roadway from M-32 to Shipp Street) Additional Sidewalk, per side $ 60/Ff $ 12/Ff Examples: 1. Determine total cost of roadway assuming: - Total reconstruction, 3 lane, 39' F-F (Case I) from M-32 to Shipp (3,160 LF) - Total reconstruction, 2 lane, 30' F-F (Case II) from Shipp to Fairveiw (2,055 LF) 3,160 LF x $160/Ff + 2,055 LF x $130/Ff = $772,750 2. Determine total cost of roadway assuming: - Rubblization & overlay to 39' width, 3 lane (Case III) from M-32 to Shipp (3,160 LF) - Overlay only to 24' width plus 6' shoulders (Case V) from Shipp to Fairview (2,055 LF) 3,160 LF x $142/LF + 2,055 LF x $60/LF = $572,020 -8- �I I PRIORITY #3 FOURTH STREET - SOUTH CENTER STREET TO SOUTH MAPLE AVENUE BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B. • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck and bus traffic). • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk: - Remove 200' existing in front of high school; Remove 260' existing north side of Fourth between Elm and Center, place new sidewalk: full length, both sides. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - Place 8" water main from Hazel to Maple; abandon 4" transite in that area; place 6" stubs at Hazel and Oak. 15" Storm - ½ Elm/Oak Block to½ Oak/Hazel Block 12" Stub - Oak going north 18" Storm - ½ Oak/Hazel to Maple 5 Storm Manholes 8 Catch Basins - 9 - �PROJECT PRIORITY #3 FOURTH STREET - SOUTH CE!\TTER STREET TO SOUTH MAPLE AVENUE COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 UNIT QUANTITY UNIT PRICE AMOUNT 17 STA 260 SY 4800 SY 1100 TON 250 SY 40 SY 0 SF 3150 LF 3050 LF 410 LF 470 LF 700 LF 5 EA 8 EA 160 LF 400 LF $ 800 2.25 3.50 30.00 3.50 6.00 3.50 12.00 2.25 18.00 22.00 25.00 1,200 1,000 20.00 25.00 $ 13,600.00 585.00 16,800.00 33,000.00 875.00 240.00 0.00 37,800.00 6,862.50 7,380.00 10,340.00 17,500.00 6,000.00 8,000.00 3,200.00 10,000.00 TOTAL ESTIM:ATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $172,200.00 43,000.00 TOT AL ESTIMATED PROJECT COST $215,200.00 DESCRIPTION EARTHWORK & GRADING REMOVING CONCRETE SIDEWALK AGGREGATE BASE, 8" 22A BITUMINOUG SURFACE, 440 #/SY ORAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER CONCRETE SIDEWALK 12" STORM SEWER 15" STORM SEWER 18" STORM SEWER 4' 0 STORM MANHOLE 4' 0 CATCH BASIN 6' </) WATER MAIN 8' 0 WATER MAIN - 10 - �I I I I I I I I I I I I I I I I I I I PRIORITY #4 CARPENTER STREET - WEST STREET TO NORTH OHIO AVENUE BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B. • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck traffic). • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - Not required. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - No work required. 12" Storm - Ties new catch basin in. with existing 1 Catch Basin Connect existing leaching basins at Ohio Street into storm sewer - 11 - �I I I I I I I I I I I I I I I I I I I PROJECT PRIORITY #4 CARPENTER STREET - WEST STREET TO NORTH OHIO AVENUE COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 UNIT QUANTITY DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUG SURFACE, 440 #/SY ORAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER 12" STORM SEWER 4' </) STORM MANHOLE 4' </) CATCH BASIN AMOUNT $ 800 $ 4,800.00 3.50 30.00 3.50 6.00 3.50 12.00 18.00 1,200 1,000 6,125.00 12,000.00 70.00 240.00 0.00 13,200.00 9,000.00 0.00 1,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $ 46,400.00 TOT AL ESTIMATED PROJECT COST $ 58,000.00 - 12 - 6 STA 1750 SY 400 TON 20 SY 40 SY 0 SF 1100 LF 500 LF 0 EA 1 EA UNIT PRICE 11,600.00 �I I I I I I I I I I I I I I I I I I I PRIORITY #5 PETOSKEY STREET - NORTH INDIANA AVENUE TO OTSEGO AVENUE OTSEGO STREET - WEST MITCHELL STREET TO WEST PETOSKEY STREET MITCHELL STREET - NORTH INDIANA AVENUE TO OTSEGO AVENUE BASIS FOR COST ESTIMATE - PETOSKEY & MITCHELL • Overlay 22' Bituminous Surface, Widen 2.5' each side - street width 31' B-B. • Pavement Section - 165 #/SY Overlay, 440 #/SY & 8" 22A Aggregate new construction (bus traffic) for widening. · • Concrete Curb & Gutter - Place new curb & gutter entire length. • Sidewalk - Existing sidewalk south side of Petoskey east of railroad tracks o.k.; Place new sidewalk south side of Petoskey west of railroad tracks; Place new sidewalk north side of Petoskey full length; Existing sidewalk north side of Mitchell east of railroad tracks o.k.; Remove and replace sidewalk north side of Mitchell west of railroad tracks; Place new sidewalk south side of Mitchell full length. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - Place 6" stubs in area of Petoskey/Indiana intersection to address problems with existing. 2 leaching basins at Petoksey/lndiana BASIS FOR COST ESTIMATE - OTSEGO • Overlay 40' Bituminous Surface from Mitchell to Sheldon - street width 40' B-B. • Overlay 22' Bituminous Surface from Sheldon to Petoskey. Widen 7' each side - street width 40' B-B. • Pavement Section - 165 #/SY Overlay, 440 #/SY & 8" 22A Aggregate new construction. • Concrete Curb & Gutter - Remove and replace curb & gutter between Mitchell and Sheldon. • Sidewalk - Existing sidewalk west side of Otsego; Place new sidewalk east side of Otsego full length. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - No work required. 12" Storm - Mitchell to Petoskey Tie into existing at alley between North Otsego and North Court - 13 - �• • •■ ■ • • • • • • • ~ PROJECT PRIORITY #5 PETOSKEY STREET - NORTH INDIANA AVENUE TO OTSEGO AVENUE OTSEGO STREET - WEST MITCHELL STREET TO WEST PETOSKEY STREET MITCHELL STREET - NORTH INDIANA AVENUE TO OTSEGO AVENUE COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 UNIT QUANTITY UNIT PRICE AMOUNT 20 STA 600 LF 200 SY 1400 .SY 800 TON 50 SY 100 SY 250 SF 4000 LF 2400 LF 1200 LF 3 EA 10 EA 2 EA 400 LF $ 500 2.50 2.25 3.50 30.00 3.50 6.00 3.50 12.00 2.25 18.00 1,200 1,000 2,500 20.00 $ 10,000.00 1,500.00 450.00 4,900.00 24,000.00 175.00 600.00 875.00 48,000.00 5,400.00 21,600.00 3,600.00 10,000.00 5,000.00 8,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $144,100.00 36,000.00 TOT AL ESTIMATED PROJECT COST $180,100.00 DESCRWTION EARTHWORK & GRADING REMOVING CONC CURB & GUTTER REMOVING CONCRETE SIDEWALK AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 440 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER CONCRETE SIDEWALK 12" STORM SEWER 4' </) STORM MANHOLE 4' (!) CATCH BASIN 4' (/) LEACHING BASIN 6" (/) WATER MAIN ~ - 14 - �• • • • • • • • • • • •I.I • PRIORITY #6 FIFTH STREET - SOUTH MAPLE STREET EAST TO END BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B . • Pavement Section - 440 #/SY, 8" 22A Aggregate (bus traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - Place new sidewalk full length, both sides . • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - 12" water main to elementary school. 12" Storm - Full length 2 Storm Manholes 5 Catch Basins - 15 - �PROJECT PRIORITY #6 ~ ■ ■ FIFTH STREET - SOUTH MAPLE STREET EAST TO END COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 ~ ~ ~ UNIT QUANTITY DESCRIPTION EARTHWORK & GRADING AGO REGATE BASE, 8" 22A BITUMINOUS SURFACE, 440 #/SY ORAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER CONCRETE SIDEWALK 12" STORM SEWER 4' (/) STORM MANHOLE 4' (/) LEACHING BASIN 12' 0 WATER MAIN 13 STA 3800 SY 850 TON 100 SY 200 SY 0 SF 2500 LF 2600 LF 1100 LF 2 EA 5 EA 1000 LF UNIT PRICE $ 800 AMOUNT 3.50 30.00 3.50 6.00 3.50 12.00 2.25 18.00 1,200 2,500 30.00 $ 10,400.00 13,300.00 25,500.00 350.00 1,200.00 0.00 30,000.00 5,850.00 19,800.00 2,400.00 12,500.00 30,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $151,300.00 37,800.00 TOT AL ESTIMATED PROJECT COST $189,100.00 • ~ - 16 - �• • • • • • • • • • • • • • PRIORITY #7 WEST SECOND STREET - SOUTH OTSEGO AVENUE TO WISCONSIN BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B . • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - No work required . • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - No work required . 12" Storm - Indiana west to Wisconsin 2 Storm Manholes 4 Catch Basins - 17 - �PROJECT PRIORITY #7 • • • • • • • • • • • " ; • • I WEST SECOND STREET - SOUTH OTSEGO AVENUE TO WISCONSIN COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 UNIT UNIT QUANTITY PRICE AMOUNT $ 800 2.50 3.50 30.00 3.50 6.00 3.50 12.00 18.00 1,200 1,000 $ 12,000.00 500.00 15,050.00 30,000.00 700.00 1,800.00 2,625.00 32,400.00 16,200.00 2,400.00 8,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $121,700.00 30,400.00 TOT AL ESTIMATED PROJECT COST $152,100.00 DESCRIPTION 15 STA EARTHWORK & GRADING 200 LF REMOVING CONC CURB & GUTTER 4300 SY AGGREGATE BASE, 8" 22A 1000 TON BITUMINOUS SURFACE, 440 #/SY GRAVEL DRIVE 200 SY 300 SY BITUMINOUS DRIVE, 220 #/SY 750 SF CONCRETE DRIVE 2700 LF CONCRETE CURB & GUTTER 12" STORM SEWER 900 LF 4' </) STORM MANHOLE 2 EA 4' </) CATCH BASIN 8 EA - 18 - �PRIORITY #8 NORTH OAK AVENUE - EAST MAIN TO EAST HURON BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B. • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck traffic). • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - Place new sidewalk full length, both sides. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - 6" water main full length. 2 Leaching Basins ~ • • • "II '• 'I , - 19 - �I ~ I 1. I I I -I I I I I I PROJECT PRIORITY #8 NORTH OAK AVENUE - EAST MAIN TO EAST HURON COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 UNIT QUANTITY DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 440 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GlfITER CONCRETE SIDEWALK 4' (/) LEACHING BASIN 6" (/) WATER MAIN - AMOUNT $ 800 $ 2,400.00 3.50 30.00 3.50 6.00 3.50 12,00 2.25 2,500 20.00 2,975.00 6,000.00 0.00 900.00 1,400.00 7,200.00 1,350.00 5,000.00 6,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $ 33,200.00 0 SY 150 400 600 600 SY SF LF LF 2 EA 300 LF 8,300.00 ====== TOTAL ESTIMATED PROJECT COST ~ J ~ ' 3 STA 850 SY 200 TON UNIT PRICE - 20 - $ 41,500.00 �I I PRIORITY #9 NORTH HAZEL AVENUE - EAST MAIN STREET TO EAST HURON STREET I I ' I I I I I BASIS FOR COST ESTIMATE • Overlay 22" Bituminous Surface; widen 2.5' each side - street width 31" B-B. • Pavement Section - 165 #/SY Overlay, 330 #/SY & 8" 22A Aggregate New Construction (residential traffic). • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - No work required. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - 6" water main full length. No work required. - 21 - �I I I I -I I I I I PROJECT PRIORITY #9 NORTH HAZEL AVENUE - EAST MAIN STREET TO EAST HURON STREET COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 UNIT QUANTITY UNIT PRICE AMOUNT 3STA 200 SY 100 TON 0 SY 50 SY 300 SF 600 LF 600 LF 300 LF $ 500 3.50 30.00 3.50 6.00 3.50 12.00 2.25 20.00 $ 1,500.00 700.00 3,000.00 0.00 300.00 1,050.00 7,200.00 1,350.00 6,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $ 21,100.00 TOTAL ESTIMATED PROJECT COST $ 26,400.00 DESCRWTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 165 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER CONCRETE SIDEWALK 6" (/) WATER MAIN I I I ' ' ' ' - 22 - 5,300.00 �I I I I I I I I I I I I I PRIORITY #10 SEVENTH STREET - SOUTH OTSEGO AVENUE TO SOUTH CENTER AVENUE BASIS FOR COST ESTIMATE • Total Reconstruction - Street Width 31' B-B. • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck traffic). • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - No work required. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - 12" Storm - Court to Center tie into existing 30" storm 2 Storm Manholes 7 Catch Basins 6" water main - Otsego to Court 6" Stub - North at Seventh/Court intersection - 23 - �I I I I I I I I I I I I I I PROJECT PRIORITY #10 SEVENTH STREET - SOUTH OTSEGO AVENUE TO SOUTH CENTER AVENUE COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 UNIT QUANTITY UNIT PRICE AMOUNT 10 STA 3100 SY 700 TON 450 SY 250 SY 250 SF 2000 LF 900 LF 2 EA 7 EA 500 LF $ 800 3.50 30.00 3.50 6.00 3.50 12.00 18.00 1,200 1,000 20.00 $ 8,000.00 10,850.00 21,000.00 1,575.00 1,500.00 875.00 24,000.00 16,200.00 2,400.00 7,000.00 10,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $103,400.00 25,800.00 TOTAL ESTIMATED PROJECT COST $129,200.00 DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 440 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER 12" STORM SEWER 4' (/) STORM MANHOLE 4' (/) CATCH BASIN 6" (/) WATER MAIN ~ J ~ ' - 24 - �PRIORITY #11 EAST PETOSKEY STREET - NORTH CENTER TO NORTH HAZEL I I • • • • • • • • " BASIS FOR COST ESTIMATE • Overlay 22' Bituminous Surface; Widen 2.5' each side - street width 31' B-B. • Pavement Section - 165 #/SY Overlay, 330 #/SY & 8" 22A Aggregate New Construction (residential traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length . • Sidewalk - No work required. • Storm Sewer - • Sanitary Sewer - No work required . • Water Main - 6 Leaching Basins . Extend 8" stub east past Hazel. - 25 - �• • • •- PROJECT PRIORITY #11 EAST PETOSKEY STREET - NORTH CENTER TO NORTH HAZEL COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 UNIT QUANTITY UNIT PRICE 14 STA 750 SY 400 TON 0 SY 50 SY 300 SF 2700 LF 6 EA 100 LF $ 500 3.50 30.00 3.50 6.00 3.50 12.00 2,500 25.00 $ 7,000.00 2,625.00 12,000.00 0.00 300.00 1,050.00 32,400.00 15,000.00 2,500.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $72,900.00 18,200.00 TOT AL ESTIMATED PROJECT COST $91,100.00 DESCRJPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 165 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER 4' </) LEACHING BASIN 8" </) WATER MAIN - 26 - AMOUNT �I I I I I • •II II I II -II ~ 'II ' ' PRIORITY #12 NORTH COURT STREET - WEST SHELDON TO WEST NORTH BASIS FOR COST ESTIMATE • Overlay 22' Bituminous Surface, Widen 2.5' each side - street width 31' B-B. • Pavement Section - 165 #/SY Overlay, 330 #/SY & 8" 22A Aggregate new construction (residential traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - No work required . • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - 12" Storm - Jensen Street to North Street 2 Storm Manholes 8 Catch Basins 4 Leaching Basins 6" Water Main - Petoskey to North 6" Stubs - East/West at Petoskey, Jenson and Stewart Fire Hydrant at Jenson Street �• • • • •.: • • • •.I • • •, • PROJECT PRIORITY #12 NORTH COURT STREET - WEST SHELDON TO WEST NORTH COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 UNIT QUANTITY UNIT PRJCE AMOUNT 16 STA 900 SY 500 TON 150 SY 100 SY 250 SF 3200 LF 1100 LF 2 EA 8 EA 4 EA 1800 LF $ 500 3.50 30.00 3.50 6.00 3.50 12.00 18.00 1,200 1,000 2,500 20.00 $ 8,000.00 3,150.00 15,000.00 525.00 600.00 875.00 38,400.00 19,800.00 2,400.00 8,000.00 10,000.00 36,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $142,700.00 35,700.00 TOT AL ESTIMATED PROJECT COST $178,400.00 DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 165 #/SY GRAVEL DRIVE BITUMINOUS DRJVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER 12" STORM SEWER 4' (/) STORM MANHOLE 4' (/) CATCH BASIN 4' (/) LEACHING BASIN 6" (/) WATER MAIN �• • •.I •• • •11 •II "- PRIORITY #12 NORTH COURT STREET - 'V\7EST SHELDON TO WEST NORTH BASIS FOR COST ESTIMATE • Overlay 22' Bituminous Surface, Widen 2.5' each side - street width 31' B-B . • Pavement Section - 165 #/SY Overlay, 330 #/SY & 8" 22A Aggregate new construction (residential traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length . • Sidewalk - No work required. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - , 12" Storm - Jensen Street to North Street 2 Storm Manholes 8 Catch Basins 4 Leaching Basins 6" Water Main - Petoskey to North 6" Stubs - East/West at Petoskey, Jenson and Stewart Fire Hydrant at Jenson Street - 27 - �• •I I I -I I 11 11 l1 I -, , , , PROJECT PRIORITY #12 NORTH COURT STREET - WEST SHELDON TO WEST NORTH COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 UNIT UNIT QUANTITY PRICE AMOUNT 16 STA 900 SY 500 TON 150 SY 100 SY 250 SF 3200 LF 1100 LF 2 EA 8 EA 4 EA 1800 LF $ 500 3.50 30.00 3.50 6.00 3.50 12.00 18.00 1,200 1,000 2,500 20.00 $ 8,000.00 3,150.00 15,000.00 525.00 600.00 875.00 38,400.00 19,800.00 2,400.00 8,000.00 10,000.00 36,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $142,700.00 35,700.00 TOT AL ESTIMATED PROJECT COST $178,400.00 DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 165 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER 12" STORM SEWER 4' (J) STORM MANHOLE 4' (J) CATCH BASIN 4' (J) LEACHING BASIN 6" (J) WATER MAIN - 28 - �• • • •· • • • • • "f ' ' ' PRIORITY #13 GRANDVIEW BOULEVARD - SOUTH OTSEGO EAST PAST CARTER'S DRIVEWAY BASIS FOR COST ESTIMATE • Total Reconstruction - Street width - match existing 2 lane . • Pavement Section - 440 #/SY, 8" 22A Aggregate (truck traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - Place new sidewalk full length, both sides. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - No work required . 12" Storm - To tie catch basins into-42" existing storm 5 Catch Basins - 29 - �II = II II ,. PROJECT PRIORITY #13 GRANDVIEW BOULEVARD - SOUTH OTSEGO EAST PAST CARTER'S DRIVEWAY COST ESTIMATE NO. 1 2 3 4 5 6 7 UNIT QUANTITY DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 440 #/SY CONCRETE CURB & GUTTER CONCRETE SIDEWALK 12" STORM SEWER 4' (l) CATCH BASIN AMOUNT $ 800 $ 4,000.00 3.50 30.00 12.00 2.25 18.00 1,000 7,950.00 15,000.00 15,600.00 2,250.00 3,600.00 5,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $ 53,400.00 TOT AL ESTIMATED PROJECT COST $ 66,800.00 - 30 - 5 STA 2270 SY 500 TON 1300 LF 1000 LF 200 LF 5 EA UNIT PRICE 13,400.00 �II • • •~ • ~ • • ~ ' ' ' PRIORITY #14 MILL STREET- NORTH ELM TO NORTH CENTER FELSHAW STREET- NORTH CENTER TO ELM STREET ELM AVENUE - EAST FELSHA W TO MILL STREET BASIS FOR COST ESTIMATE • Overlay 22' Bituminous Surface, Widen 2.5' each side - street width 31' B-B. • Pavement Section - 165 #/SY Overlay, 330 #/SY & 8" 22A Aggregate new construction (residential traffic) . • Concrete Curb & Gutter - Place new curb & gutter full length. • Sidewalk - No work required. • Storm Sewer - • Sanitary Sewer - No work required. • Water Main - 12" Storm - Mill/Elm intersection to Otsego 1 Storm Manhole 3 Catch Basins 2 Leaching Basins 6" Water Main on Felshaw - Otsego to Elm 6" Stub at Felshaw/Elm intersection to South - 31 - �Ill II • • • • • • • • • • • '• PROJECT PRIORITY #14 l\11LL STREET - NORTH ELM TO NORTH CENTER FELSHAW STREET - NORTH CENTER TO ELM STREET ELM AVENUE - EAST FELSHAW TO MILL STREET COST ESTIMATE NO. 1 2 3 4 5 6 7 8 9 10 11 12 UNIT UNIT QUANTITY PRICE AMOUNT 10 STA 600 SY 350 TON 200 SY 50 SY 300 SF 2100 LF 400 LF 1 EA 3 EA 2 EA 400 LF $ 500 3.50 30.00 3.50 6.00 3.50 12.00 18.00 1,200 1,000 2,500 20.00 $ 5,000.00 2,100.00 10,500.00 700.00 300.00 1,050.00 25,200.00 7,200.00 1,200.00 3,000.00 5,000.00 8,000.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $ 69,300.00 TOT AL ESTIMATED PROJECT COST $ 86,600.00 DESCRIPTION EARTHWORK & GRADING AGGREGATE BASE, 8" 22A BITUMINOUS SURFACE, 165 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER 12" STORM SEWER 4' (j) STORM MANHOLE 4' (j) CATCH BASIN 4' (j) LEACHING BASIN 6" (J) WATER MAIN - 32 - 17,300.00 �II • • • • • • • • • • • • • PRIORITY #15 SOUTH COURT - MAIN STREET TO FIRST STREET WEST FIRST STREET - COURT STREET TO CENTER STREET BASIS FOR COST ESTIMATE • Overlay 40' Bituminous - street width 40' B-B. • Pavement Section - 165 #/SY Overlay • Concrete Curb & Gutter - Remove and replace 250 LF curb & gutter along First Street. • Sidewalk - Remove and replace 150 LF sidewalk along First Street. • Storm Sewer - No work required . • Sanitary Sewer - No work required . • Water Main - 6" Water Main along Court from Main to First. - 33 - �"II PRIORITY #15 SOUTH COURT - MAIN STREET TO FIRST STREET WEST FIRST STREET - COURT STREET TO CENTER STREET COST ESTIMATE NO. • • • • • • - 1 2 3 4 5 6 7 8 9 10 UNIT QUANTITY UNIT PRICE AMOUNT 8 STA 250 LF 90 ·sy 300 TON 50 SY 50 SY 1550 SF 250 LF 150 LF 450 LF $ 500 2.50 2.25 30.00 3.50 6.00 3.50 12.00 2.25 30.00 $ 4,000.00 625.00 202.50 9,000.00 175.00 300.00 5,425.00 3,000.00 337.50 13,500.00 TOTAL ESTIMATED CONSTRUCTION COST CONTINGENCIES, ENGINEERING (25%) $ 36,600.00 TOT AL ESTIMATED PROJECT COST $ 45,700.00 DESCRIPTION EARTHWORK & GRADING REMOVING CONC CURB & GUTTER REMOVING CONCRETE SIDEWALK BITUMINOUS SURFACE, 165 #/SY GRAVEL DRIVE BITUMINOUS DRIVE, 220 #/SY CONCRETE DRIVE CONCRETE CURB & GUTTER CONCRETE SIDEWALK 6" (/) WATER MAIN - 34 - 9,100.00 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Gaylord_Streets-Master-Plan_1991 Creator An entity primarily responsible for making the resource Capital Consultants, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1991-10 Title A name given to the resource City of Gaylord Streets Master Plan 1991 Amendment Description An account of the resource The City of Gaylord Streets Master Plan 1991 Amendment was prepared by Capital Consultants, Inc. in October 1991. Subject The topic of the resource Master plan reports Gaylord (Mich.) Otsego 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/ea3cac0518cc3bd50bccb1d15579af5c.pdf 3a12c461c0f27d0ff63954ecc06e3107 PDF Text Text GAYL0RD SIGN ORDINANCE ord. amend. eff. March 14, 1993 PHONE: (517) 732-4060 FAX: (517) 732-8266 �SIGN ORDINANCE CITY OF GAYLORD, MICHIGAN ord. amend. eff. Mar. 14, 1993 20.400 • An Ordinance to regulate and control the size, location, number and types of signs within the City of Gaylord and to provide penalties for the violation thereof. The purpose of this Ordinance is to permit signs that will not, by their size, location, construction or manner of display, endanger the public safety of any person, will be consistent with the intent and purposes of the Gaylord Zoning Ordinance and will enhance the public interest and general welfare. THE CITY OF GAYLORD ORDAINS: 20.401 Sec. 1. TITLE. That this Ordinance shall hereafter be known and cited as the "Gaylord Sign Ordinance". (ord. amend. eff. Feb. 16, 1992) 20.402 Sec. 2. DEFINITIONS. In interpreting the regulations of this Ordinance pertaining to signs, the following definitions shall apply: 1. ADJACENT AREA. "Adjacent area" means the area measured from the nearest edge of the right-of-way of an interstate, highway, freeway or primary highway a extending 3,000 feet perpendicularly and then along a line parallel to the right-of-way line". 2. AREA OF SIGN. "Area of sign" means the entire area within a circle, triangle, parallelogram or any other shape which encloses the extreme limits of writing, representation, emblem, logo or any other figure or similar character, together with any frame or other material or color forming an integral part of the display or used to differentiate the sign from the background against which it is placed, excluding only the structure necessary to support the sign. Where the sign has two or more faces, the area of all faces shall be included in computing the area of the sign, except: a. If two (2) such faces are placed back-to-back, the area of the sign shall be computed as the area of one face. 20.400 - 20.402 (Rev. 03/93) �b. If such faces are of an unequal area, the larger of the two faces shall determine the area. 3. BANNER SIGN. 4. BILLBOARD. 5. CANOPY. "Canopy" means a permanent roof-like shelter that extends from part or all of a building face and is constructed of nonrigid material, except for the supporting framework. 6. CANOPY SIGN. "Canopy Sign" means a sign displayed and affixed flat on or incorporated into the surface of a canopy and does not extend vertically or horizontally beyond the limits of the canopy. 7. CHANGEABLE COPY SIGN. A sign on which the copy is changed manually or automatically through mechanical means. 8. COPY. The wording, logos or symbols on a sign surface in either permanent or removable form. 9. DIRECTIONAL/INFORMATION SIGN. An on-premise sign giving directions, instructions or facility information and which may contain the name or logo of any establishment but no advertising copy. (e.g. parking, entrance, exit or signs which identify specific buildings within a complex) 10. DISPLAYS. (See "Temporary Sign"). (See "Off-Premise Sign"). (See "Temporary Sign"). 11. EXEMPI' SIGN. "Exempt sign" means a sign as to which a permit is not required by this ordinance. 12. FLASHING SIGN. "Flashing Sign" is a sign which contains an intermittent or flashing, scintillating, blinking or traveling light source which includes signs that give the illusion of intermittent or flashing light by means of animation, or an externally mounted intermittent light source. 13. FREE STANDING SIGN. "Free-standing sign" means a sign erected on a free-standing frame, mast or pole, and not attached to a building. 20.402 (Rev. 03/93) �14. HEIGHT OF SIGN. "Height of sign" means the vertical distance measured from the point of ground immediately beneath the sign to the , highest point of the sign or its projecting structure. 15. IDENTITY SIGN. An "identity sign" is a sign whose copy is limited to the name and address of building, institution, or person and/or activity or occupation being identified. Trademarks and logos customarily associated with a business or a business' franchise shall be considered an "identity sign". 16. ILLUMINATED SIGN. An "illuminated sign" is a sign that provides artificial light directly on or through any transparent or translucent material, from a source of light connected with such sign, or a sign illuminated by light with a source so obscured and shielded that no direct rays from it are visible from a public right of way or from abutting premises. 17. INCIDENTAL SIGN. An "incidental sign" is a sign, emblem or decal for the purpose of informing the public of goods, facilities or services available on the premises. (e.g. credit card signs or a sign indicating hours of business.) 18. MAINTENANCE. For the purpose of this Ordinance, "Maintenance" shall mean the cleaning, painting, repair or replacement of defective parts of a sign in a manner that does not alter the basic copy, design or structure of the sign. 19. MARQUEE. "Marquee" means a permanent roof-like shelter that extends from part or all of a building face and is constructed entirely of noncombustible materials. 20. MARQUEE SIGN. "Marquee sign" means a sign displayed on a marquee that does not extend vertically or horizontally beyond the limits of the marquee. 21. NAMEPIATE SIGN. A "nameplate sign" means a nonelectric identity sign giving only the name, address and/or occupation of an occupant or group of occupants residing on a premises. 20. 402 (Rev. 03/93) �22. NONCONFORMING SIGN. "Nonconforming sign" means a sign which lawfully occupied a building or land at the effective date of this Ordinance, or any amendment thereto, that does not conform to the regulations of this ordinance as to the District in which it is located. 23. OFF-PREMISE SIGN. A sign structure advertising an establishment, merchandise, service or entertainment, which is not sold, produced, manufactured, or furnished at the premises on which said sign is located. 24. ON-PREMISE SIGN. A sign which pertains to the use of the premises on which it is located. 25. PERMANENT SIGN. Any sign permanently affixed to a building or the ground that relates directly to the use of the building or lot. 26. PERSON. A "person" means any individual, corporation, association, firm, partnership or similarly defined interest. 27. POLITICAL SIGN. 28. PORTABLE SIGN. (See "Temporary Sign"). (See "Temporary Sign"). 29. PREMISES. "Premises" means the contiguous land in the same ownership or control which is not divided by a public street. 30. PRIMARY FRONT. "Primary front" means that portion of a building which faces the street to which the building's address is assigned. 31. PROJECTING SIGN. "Projecting sign" means a sign other than a wall or marquee sign, which is perpendicularly attached to, and projects from a structure or building face. 32. REAL ESTATE SIGN. (See "Temporary Sign"). 33. ROOF LINE. "Roof line" means the top edge of the roof or the top of a parapet, whichever forms the top line of the building silhouette. 34. ROOF SIGN. "Roof sign" means a sign erected upon, against or directly above a roof, or on top of, or above the parapet of a building. 20.402 (Rev. 03/93) �35. SANDWICH SIGN. (See "Temporary Sign"). 36. SIGN. "Sign" means a structure, device, letter, word, model, banner, balloon, pennant, insignia, emblem, logo, painting, placard, poster, trade flag or representation, illuminated or non-illuminated, which is visible from a public place, including but not limited to, highways, streets, alleys, or public property, or is located on private property and exposed to the public, which directs attention to a product, service, place, activity, person, institution, business or solicitation. 37. SUBSTANTIALLY ALTERED. "Substantially altered" means a change in a sign or sign structure, as differentiated from maintenance or repair including a change in height, location, area, shape or material, except that which occurs in manual or automatic changeable copy signs, including the wording, style or size of the lettering. 38. TEMPORARY SIGN. Any sign that is not permanently affixed, including, but not limited to banners, portable signs, sandwich signs, real estate signs, garage sale signs, political signs, displays and vehicle signs. The following definitions and regulations govern "Temporary Signs". a. BANNER SIGNS: Signs which consist of banners, posters, pennants, ribbons, streamers or similar devices. These signs are prohibited, unless specifically permitted by the City Manager for a period not to exceed fourteen (14) days. Placement of Banner Signs are limited to the B-1, c-1, and C-2 Districts and require a Temporary Sign Permit. Banner Permits will be limited to a total of six (6), for any one (1) business within a calendar year. (amend. Mar. 14, b. 1993) PORTABLE SIGN: Any ground or any other Sandwich Signs), is said surface and is sign which rests on the surface (excluding not directly attached to designed to be 20.402 (Rev. 03/93) �transported from one location to another. Portable Signs includes, but is not limited, to the following: 1. 2. 3. 4. 5. Signs with wheels removed Signs with chassis or support constructed without wheels Designed to be transported by a trailer or wheels May have changeable letters and/or hitches for towing Mounted on a vehicle for advertising purposes, parked and visible from the public right-of-way, excepting signs identifying the related business when the vehicle is being used in the normal day-to-day operations of that business Portable Signs are prohibited in all Districts unless specifically permitted by the city Manager, for promotional purposes, for a period not to exceed seven (7) days and are subject to a Temporary Sign Permit. c. SANDWICH SIGNS: A free-standing A-Frame type sign which rests on the ground and is not directly attached to any surface, designed to be placed immediately outside of a business building for the purpose of identifying a business location and/or services. Sandwich Signs are subject to the following: 1. Total sign face area not to exceed six (6) square feet per side, with an overall width not to exceed two (2) feet and with overall height not to exceed four (4) feet. 2. Must be constructed in a professional manner of wood or metal, with outside finish of materials made to withstand ou~side elements without changing appearance, and sturdy enough to remain upright in inclement weather. 3. Must be placed within (3) feet of business building location. 4. Sandwich Signs are allowed from May 1st through September 30th, only. Sandwich Signs are prohibited in all areas except the Downtown Business 20.402 (Rev. 03/93} �District and do require a Temporary Sign Permit. , d. e. REAL ESTATE SIGNS: A temporary sign advertising the real estate upon which the sign is located as being for sale, rent or lease. Real Estate Signs are subject to the following: 1. On improved land, one (1) Real Estate Sign allowed per premises, not exceeding six (6) square feet in area, provided that no such sign is placed within the public right-of-way or on any utility pole. A Temporary Sign Permit is not required. 2. In cases of unimproved or vacant land of ten (10) acres or more, one (1) Real Estate Sign, not exceeding thirty two (32) square feet with a maximum height of six (6) feet will be permitted for a period not to exceed two (2) years. A Temporary Sign Permit is required. 3. All such signs shall be removed within seven (7) days after the sale or lease has been consummated. Real Estate Signs are allowed in all Districts. GARAGE SALE SIGNS: A temporary sign or poster used for the primary purpose of directing attention to an individual or group sale of used goods and products at a private dwelling in a residential area for a limited period of time. Garage Sale Signs are subject to the following: 1. Garage Sale Signs may not exceed six (6) square feet in area and may be posted for no more than seven (7) consecutive days. 2. Garage Sale Signs shall be posted on private property only with the permission of the property owner. 3. No Garage Sale Signs may be posted on any utility pole or within any public right of way. Garage Sale Signs are allowed in R-1 and R-2 Districts and on residential properties located in a C-1 and C-2 District only. 20.402 (Rev. 03/93) �Garage Sale Signs are not subject to a Temporary Sign Permit. f. POLITICAL SIGNS: A temporary sign designed to advocate or oppose a candidate for political office or an issue to be determined at an official Federal, State, County, School or Municipal election. Political Signs are subject to the following: 1. A maximum of one (1) political sign for each candidate or proposal per premises in an R-1 or R-2 District. Each sign is restricted to six (6) square feet in area. (amend. Mar. 14, 1993) 2. A maximum of one (1) political sign for each candidate or proposal per premises in the B-1, C-1 or C-2 District. Each sign is restricted to sixteen (16) square feet in area, with a maximum height of six feet. (amend. Mar. 14, 1993) 3. Political Signs shall not be installed more than forty five (45) days before the candidate or issue appears upon the ballot and shall be removed within ten (10) days after the election to which they pertain. 4. Political Signs may be located in the required front yard in any District with permission of the property owner, but shall not be located in any public right of way. Political Signs are not subject to a Temporary Sign Permit. g. DISPLAYS: Outdoor exhibit of merchandise arranged in a manner so as to advertise or promote products or services offered on said premises. Displays are subject to the following: 1. Must be placed within (3) feet of business building location. 20.402 (Rev. 03/93) �h. 2. Displays are prohibited in all Districts except the Downtown Business District and C-2 District. Displays in the Downtown Business District are permitted from May 1st through September 30th, only. 3. Displays do not require a Temporary Sign Permit, but are subject to review by the City Manager at any given time. Those businesses found to be in violation of the intent of this Ordinance will be notified in writing by the City Manager and subject to the termination of the use of outdoor displays. VEHICLE SIGNS: Signs which are mounted or painted on vehicles, which are primarily situated or used to serve as a sign rather than transportation. Vehicle Signs are subject to the following: 1. Vehicle Signs are prohibited in all Districts unless specifically permitted by the City Manager, for promotional purposes, for a period not to exceed seven (7) days and are subject to a Temporary Sign Permit. 39. UNDER-CANOPY SIGN. An "under-canopy sign" is a sign which is suspended beneath a canopy, ceiling, roof or marquee. 40. WALL SIGN. "Wall sign" means a sign which is painted or attached directly to the exterior wall of a building and which does not project more than eighteen (18) inches from the wall, with the face of the sign running on a parallel plane to the plane of the building wall. (ord. amend. eff. Feb. 16, 1992) 20.403 Sec. 3. REQUIREMENTS AND PROHIBITIONS. A person shall not erect or maintain a sign within the City of Gaylord unless the sign is in full compliance with this Ordinance and without first obtaining a permit for such sign as required by this Ordinance. (ord. amend. eff. Feb. 16, 1992) 20.403 (Rev. 03/93) �20.404 Sec. 4. SIGNS EXISTING ON THE EFFECTIVE DATE OF THIS ORDINANCE. All signs which are not in compliance with the provisions of this Ordinance on its effective date may be continued subject to the provisions of Section 12 (20.412). (ord. amend. eff. Feb. 16, 1992) 20.405 20.406 Sec. 5. INCORPORATION OF ZONING ORDINANCES AND MAPS: REQUIRED INFORMATION. 1. All duly enacted zoning ordinances and any amendments or additions thereto, that are in force and effect within the City of Gaylord, either now or in the future, and all zoning maps defining or delineating the various zoning districts within the City of Gaylord, are hereby incorporated by reference into this, the Gaylord Sign Ordinance. 2. Before applying for any permit required by this ordinance, a person intending to apply for a permit for a sign shall first determine the manner in which the premises upon which the sign is to be located is zoned, and shall furnish -such information when applying for any sign permit. (ord. amend. eff. Feb. 16, 1992) Sec. 6. PERMITTED SIGNS IN R-1 (SINGLE FAMILY RESIDENCE) DISTRICTS. Signs shall be permitted in R-1 Residential Districts only as follows: 1. One (1) non-illuminated nameplate sign per premises, not exceeding one (1) square foot in area, for the purpose of identifying the name of the owner or occupants residing on said premise. A Sign Permit is not required. 2. One (1) non-illuminated professional nameplate sign per premises, not exceeding one (1) square foot in area, for the purpose of identifying a classified Home Occupation, Residential State Licensed Facility or Day Care Center. A sign permit is not required. 3. Signs erected by an official government body or agency and deemed necessary for the protection of the public health, safety, or welfare; or those signs required by law to be displayed. 20.404 - 20.406 (Rev. 03/93) �4. One (1) non-illuminated temporary residential Real Estate Sign, Garage Sale Sign or Political Sign per premises, not to exceed six (6) square • feet in area, provided that said sign conforms to placement and time limitation regulations set forth in Section 2 (20.402) DEFINITIONS, Signs, Temporary. In areas of undeveloped land of ten (10) acres or more, one (1) Real Estate Sign, not to exceed thirty two (32) square feet with a maximum height of six (6) feet will be permitted for a period not to exceed two (2) years. 5. one (1) non-illuminated free-standing identity sign, not to exceed six (6) square feet in area, with a maximum height of six (6) feet for the purpose of identifying parks, playgrounds or community buildings owned or operated by public agencies. 6. One (1) non-illuminated free-standing identity sign, not to exceed twelve (12) square feet in area, with a maximum height of six (6) feet, or one (1) non-illuminated wall sign, not exceeding six (6) square feet in area for the purpose of identifying the church, pastor and church activities located on the premises. 7. One (1) non-illuminated free-standing identity sign, not to exceed twelve (12) square feet in area, with a maximum height of six (6) feet, or one (1) non-illuminated wall sign, not exceeding six (6) square feet in area for the purpose of identifying public schools or those private or parochial schools having a curriculum similar to a public elementary, public high school or nursery school. In addition to the allowed identity sign, the following informational signs are allowed: a. Informational wall signs, not to exceed three (3) square feet in area per sign, for the purpose of identifying building entrances or specific buildings such as gymnasium, administration, vocational 20.406 (Rev. 03/93) �education building, cafeteria, etc., with an aggregate informational sign area not to exceed thirty (30) square feet per building. b. Free-standing informational signs, not to exceed three (3) square feet in area, with a maximum height of four (4) feet for the purpose of identifying parking lot entrances and/or exits. c. Scoreboards on athletic fields. 8. None of the free-standing signs permitted in an R-1 District, with the exception of Temporary Signs, shall be erected nearer any street than one-half (1/2) the setback required for the principal building to be erected on said premises. 9. No Off-Premise signs will be allowed in an R-1 District. 10. Signs identifying or advertising any use or activity defined as a ''Special Use" or that are subject to a Special Use Permit as outlined in Section 13 of the Zoning Ordinance, shall be approved by City Council at the time the Special Use Permit is granted. 11. The effect of wind pressure shall be thoroughly considered in the design of all signs, but in no case shall the wind load be assumed less than thirty (30) pounds per square foot. 12. No person shall alter, enlarge, or erect a sign unless it is in accordance with these provisions. 13. All signs shall be maintained in good repair in terms of structure and appearance. Any sign, which is applicable to a business which has been permanently discontinued, shall be eliminated by the property owner within thirty (30) days after said discontinuance. 14. No person shall erect, place, structurally alter, or add to any sign without obtaining a permit from the Building Official designated under the terms of the Gaylord Zoning Ordinance. (ord. amend. eff. Feb. 16, 1992) 20.406 (Rev. 03/93) �20.406a Sec. 6a. PERMITTED SIGNS IN R-2 (MULTIPLE FAMILY RESIDENCE) DISTRICTS. Signs shall be permitted in R-2 Residential Districts only as follows: 1. One (1) non-illuminated nameplate sign per premises, not exceeding one (1) square foot in area, for the purpose of identifying the name of the owner or occupants presiding on said residence. A sign permit is not required. 2. One (1) non-illuminated professional nameplate sign per premises, not exceeding two (2) square feet in area for the purpose of identifying the premises or services rendered on the premises, including the following: a. b. c. d. e. f. g. Home Occupations Day Care Centers Lodging Houses, Boarding Houses or Bed and Breakfast Private Clubs, Fraternities, Sororities or Lodges Physician, Surgeon or Dentist Office located within a dwelling Apartments Buildings with a minimum of four (4) units Any other use allowed in an R-2 District A Sign Permit is required. 3. Signs erected by an official government body or agency and deemed necessary for the protection of the public health, safety, or welfare; or those signs required by law to be displayed. 4. · One (1) non-illuminated temporary residential Real Estate Sign, Garage Sale Sign or Political Sign per premises, not to exceed six (6) square feet in area, provided that said sign conforms to placement and time limitation regulations set forth in Section 2 (20.402) DEFINITIONS, Temporary· Signs. In areas of undeveloped land of ten (10) acres or more, one (1) Real Estate Sign, not to exceed thirty two (32) square feet with a maximum height of six (6) feet will be permitted for a period not to exceed two (2) years. A Sign Permit is not required. 5. One (1) non-illuminated free-standing sign, not to exceed six (6) square feet in area, with a maximum height of six (6) feet for the purpose 20.406a (Rev. 03/93) �of identifying parks, playgrounds or community buildings owned or operated by public agencies. 6. One (1) non-illuminated free-standing identity sign, not to exceed twelve (12) square feet in area, with a maximum height of six (6) feet, or one (1) non-illuminated wall sign, not exceeding six (6) square feet in area, for the purpose of identifying the church, pastor and church activities located on the premises. 7. One (1) free-standing identity sign, not to exceed twelve (12) square feet in area, with a maximum height of six (6) feet, or one (1) wall sign, not exceeding six (6) square feet in area, for the purpose of identifying hospitals, nursing or convalescent homes, mortuaries and institutions. In addition to the allowed identity sign, the following informational signs are allowed: 8. a. Informational wall signs, not to exceed three (3) square feet in area per sign, for the purpose of identifying building entrances or specific buildings, with an aggregate informational sign area not to exceed thirty (30) square feet. b. Free-standing informational signs, not to exceed three (3) square feet in area, with a maximum height of four (4) feet, for the purpose of identifying parking lot entrances and/or exits. One (1) non-illuminated free-standing identity sign, not to exceed six (6) square feet in area, with a maximum height of six (6) feet, or one (1) wall sign, not exceeding six .(6) square feet in area, for the purpose of identifying apartment complexes with a total of five (5) or more units. In addition to the allowed identity sign, the following informational signs are allowed: a. Informational wall signs, not to exceed two (2) square feet in area per sign, for the purpose of identifying building entrances or specific buildings, with an aggregate sign area not to exceed twelve (12) square feet. b. Free-standing informational signs, not to exceed three (3) square feet in area, with a maximum height of four (4) feet for the 20.406a (Rev. 03/93) �purpose of identifying parking lot entrances and/or exits. 9. , One (1) non-illuminated free-standing identity sign, not to exceed twelve (12) square feet in area, with a maximum height of six (6) feet, or one (1) non-illuminated wall sign, not exceeding six (6) square feet in area, for the purpose of identifying public schools or those private or parochial schools having a curriculum similar to a public elementary, public high school or nursery school. In addition to the allowed identity sign, the following informational signs are allowed: a. Informational wall signs, not to exceed three (3) square feet in area per sign, for the purpose of identifying building entrances or specific buildings such as gymnasium, administration, vocational education building, cafeteria, etc., with an aggregate sign area not to exceed thirty (30) square feet per building. b. Free-standing informational signs, not to exceed three (3) square feet in area, with a maximum height of four (4) feet, for the purpose of identifying parking lot entrances and/or exits. c. Scoreboards on athletic fields. 10. One (1) non-illuminated free-standing identity sign, not to exceed six (6) square feet in area, with a maximum height of six (6) feet, or one (1) non-illuminated wall sign, not exceeding six (6) square feet in area, for the purpose of identifying a State residential licensed . facility, located on the premises and whose staff includes a minimum of four (4) employees which do not reside on said premises. 11. None of the free-standing signs permitted in an R-2 District, with the exception of Temporary Signs, shall be erected nearer any street than one-half (1/2) the setback required for the principal building to be erected on said premises. 12. Illumination, if used, shall be what is known as white and shall not be blinking, fluctuating or moving. Light rays shall shine only upon the premises and shall not encroach upon any other property line except by indirect reflection. 20.406a (Rev. 03/93) �13. No Off-Premise signs will be allowed in an R-2 District. 14. Signs identifying or advertising any use or activity defined as a "Special Use'' or that are subject to a Special Use Permit as outlined in Section 13 of the Zoning Ordinance, shall be approved by City Council at the time the Special Use Permit is granted. 15. The effect of wind pressure sh~ll be thoroughly considered in the design of all signs, but in no case shall the wind load be assumed less than thirty (30) pounds per square foot. 16. No person shall alter, enlarge, or erect a sign unless it is in accordance with these provisions. 17. All signs shall be maintained in good repair in terms of structure and appearance. Any sign, which is applicable to a business which has been permanently discontinued, shall be eliminated by the property owner within thirty (30) days after said discontinuance. 18. No person shall erect, place, structurally alter, or add to any sign without obtaining a permit from the Building Official designated under the terms of the Gaylord Zoning Ordinance. (ord. eff. Feb. 16, 1992) 20.407 Sec. 7. PERMI'ITED SIGNS IN THE B-1, CENTRAL BUSINESS DISTRICT. For the purpose of this Ordinance the B-1, Central Business District shall be identified as those properties which are north of Second Street, south of Mitchell Street, east of Michigan Avenue and west of Elm Street. Signs when erected or used on the building or exterior wall or otherwise used as permitted under the provisions of this ordinance, shall comply with the following requirements: 1. The aggregate sign area allowed for a business shall be based on one and one-half (1 1/2) square feet per lineal foot of the primary front of the business portion of the building. 2. Only wall signs, canopy signs, under-canopy signs or projecting signs for the purpose of identifying the name of the person, business and/or services offered on the premises, may be 20.407 (Rev. 03/93) �utilized across the primary front of the building. 3. , Projecting signs are restricted to twelve (12) square feet for those businesses whose primary front of the business portion of the building is less than sixty (60) lineal feet. Projecting signs are restricted to twenty-four (24) square feet for those businesses whose primary front of the business portion of the building is sixty (60) or more lineal feet. Projecting signs over twelve (12) square feet in area must be erected a minimum of fifteen (15) feet from any adjoining or adjacent business. The bottom of any projecting sign must be a minimum of ten (10) feet from the ground or sidewalk level. Under canopy signs are restricted to a total of three hundred eight-four (384) square inches with a maximum height of eight (8) inches. The bottom of an under canopy sign shall be a minimum of seven (7) feet from the ground or sidewalk level. (amend. Mar. 14, 1993) 4. Additional wall signs, canopy signs and/or projecting signs on other than the primary front of the business building are permitted as long as the aggregate square footage of all signs does not exceed the maximum square footage allowed under paragraph 1. 5. Marquee Signs are permitted for Cinemas located in the B-1, Central Business District, in addition to the allowed wall mounted signs and in addition to the square footage limitations under paragraph 1 above. Marquee Signs shall not exceed a total of two (2) per premises with a maximum size of fifty six (56) square feet and maximum height of four (4) feet each. 6. No sign shall be allowed to obstruct or interfere with motor vehicle or pedestrian traffic, or be hazardous to the public. 7. Illumination, if used, shall be what is known as white and signs shall not be of flashing or intermittent illumination. The direct source of all lights used for the illumination of commercial establishments or for the illumination display of merchandise or the products of such establishment shall be completely shielded from the view of vehicular traffic using the roads or streets abutting such premises. Floodlights used for the illumination of commercial premises or any sign thereon, 20.407 (Rev. 03/93) �whether such floodlights are attached to or separate from the building, shall not project above the highest elevation of the front wall of such building, or thirty (30) feet above street level, whichever is less. 8. When more than one (1) business occupies a building, each business shall be allowed signage based on the portion of the building occupied by such business. 9. Temporary Signs permitted in the B-1 Central Business District must conform to placement and time limitations regulations as set forth in Section 2, (20.402) DEFINITIONS, Temporary Signs. 10. Roof mounted signs are prohibited in the B-1 central Business District. 11. Off premise signs are prohibited in the B-1 Central Business District. 12. In those instances in which a business building is located not closer than a distance of twenty (20) feet to the property line, one (1) free-standing sign is permitted when located in such a manner that no part extends closer than five (5) feet to the front or side property lines. The total sign and supporting structure may have a maximum height of eighteen (18) feet above ground level and may have an area not to exceed thirty-two (32) square feet on any one (1) face of sign. 13. The effect of wind pressure shall be thoroughly considered in the design of all signs, but in no case shall the wind load be assumed less than thirty (30) pounds per square foot. 14. No person shall alter, enlarge, or erect a sign unless it is in accordance with these provisions. 15. All signs shall be maintained in good repair in terms of structure and appearance. Any sign, which is applicable to a business which has been permanently discontinued, shall be eliminated by the property owner within thirty (30) days after said discontinuance. 16. No person shall erect, place, structurally alter, or add to any sign without obtaining a permit from the Building Official designated under the terms of the Gaylord Zoning Ordinance. 20.407 (Rev. 03/93) �17. Signs erected by an official government body or agency and deemed necessary for the protection of the public health, safety, or welfare; or , those signs required by law to be displayed are permitted. 18. Signs identifying or advertising any use or activity defined as a "Special Use" or that are subject to a Special Use Permit as outlined in Section 13 of the Zoning Ordinance, shall be approved by City Council at the time the Special Use Permit is granted. (ord. amend. eff. Feb. 16, 1992) 20.407a Sec. 7a. PERMITI'ED SIGNS IN C-1 (GENERAL COMMERCIAL) DISTRICT. Signs when erected or used on the building or exterior wall or otherwise used as permitted under the provisions of this ordinance, shall comply with the following requirements: 1. Signs allowed for the following shall be limited to those restrictions set forth in Section 7 20.406a), R-2 (Multiple Family Residence) District: a. b. c. d. e. f. g. h. i. j. k. 2. Home Occupations Day Care Centers located within a dwelling Lodging Houses, Boarding Houses or Bed and Breakfast Private Clubs, Fraternities, Sororities or Lodges Physician, Surgeon or Dentist Office located within a dwelling Apartment Buildings (as based on the number of units) Churches Hospitals Schools Nameplate for the purpose of identifying the name of the owner or occupants residing on the premises State residential licensed facility The aggregate sign area allowed for all other businesses located in a C-1 District shall be based on two (2) square feet per lineal foot of the primary front of the business portion of the building. Businesses may utilize canopy signs, free-standing signs, marquee signs, projecting signs, under-canopy signs and wall signs as long as the aggregate square footage of all signs do 20.407a (Rev. 03/93) �not exceed the square footage allowed based on the primary front of a building. 3. All signs, with the exception of free-standing signs, projecting signs and under-canopy signs, are limited to a maximum height of (6) feet, as defined in Section 2 (20.402) DEFINITIONS. 4. Projecting signs are restricted to twelve (12) square feet for those businesses whose primary front of the business portion of the building is less than sixty (60) lineal feet. Projecting signs are restricted to twenty-four (24) square feet for those businesses whose primary front of the business portion of the building is sixty (60) or more lineal feet. Projecting signs over twelve (12) square feet in area must be erected a minimum of fifteen (15) feet from any adjoining or adjacent business. The bottom of any projecting sign must be a minimum of ten (10) feet from the ground or sidewalk level. Under canopy signs are restricted to a total of three hundred eight-four (384) square inches with a maximum height of eight (8) inches. The bottom of an under canopy sign shall be a minimum of seven (7) feet from the ground or sidewalk level. (amend. Mar. 14, 1993) 5. Marquee Signs are permitted for Cinemas located in a C-1 District, in addition to the allowed other signage and in addition to the square footage limitations under paragraph 2 above. Marquee Signs shall not exceed a total of two (2) per premises with a maximum size of fifty six (56) square feet and maximum height of four (4) feet each. 6. Where a business building is located not closer than a distance of twenty (20) feet to the front property line, one (1) free-standing sign is permitted when located in such a manner that no part extends closer than five (5) feet to the front or side property lines. The total sign and supporting structure may have a maximum height of eighteen (18) feet above the average ground level and may have an area not to exceed eighty (80) square feet on any one (1) face of sign, provided the aggregate sign area is within the limitations of paragraph 1 above. 7. Free-standing informational signs, not exceeding three (3) square feet in area, with a maximum height of four (4) feet for the purpose of 20.407a (Rev. 03/93) �identifying parking lot entrances and/or exits are permitted. 8. , No sign shall be allowed to obstruct or interfere with motor vehicle or pedestrian traffic, or be hazardous to the public. 9. Illumination, if used, shall be what is known as white and signs shall not be of flashing or intermittent illumination. The direct source of all lights used for the illumination of commercial establishments or for the illumination display of merchandise or the products of such establishment shall be completely shielded from the view of vehicular traffic using the roads or streets abutting such premises. Floodlights used for the illumination of commercial premises or any sign thereon, whether such floodlights are attached to or separate from the building, shall not project above the highest elevation of the front wall of such building, or thirty (30) feet above street level, whichever is less. 10. When more than one (1) business occupies a building, each business shall be allowed signage based on the portion of the building occupied by such business. 11. Temporary Signs in a C-1 District must conform to placement and time limitations regulations as set forth in Section 2, (20.402) DEFINITIONS, Temporary Signs. 12. Roof mounted signs are prohibited in a C-1 District. 13. Off-premise signs are prohibited in a C-1 District. 14. The effect of wind pressure shall be thoroughly considered in the design, but in no case shall the wind load be assumed less than thirty (30) pounds per square foot. 15. No person shall alter, enlarge, or erect a sign unless it is in accordance with these provisions. 16. All signs shall be maintained in good repair in terms of structure and appearance. Any sign, which is applicable to a business which has been permanently discontinued, shall be eliminated by the property owner within thirty (30) days after said discontinuance. 20.407a (Rev. 03/93) �17. No person shall erect, place, structurally alter, or add to any sign without obtaining a permit from the Building Official designated under the terms of the Gaylord Zoning Ordinance. 18. Signs erected by an official government body or agency and deemed necessary for the protection of the public health, safety, or welfare; or those signs required by law to be displayed are permitted. 19. Signs identifying or advertising any use or activity defined as a "Special Use" or that are subject to a Special Use Permit as outlined in Section 13 of the Zoning Ordinance, shall be approved by City Council at the time the Special Use Permit is granted. (ord. eff. Feb. 16, 1992) 20.407b Sec. 7b. PERMITTED SIGNS IN C-2 (CENTRAL COMMERCIAL} DISTRICT. Signs when erected or used on the building or exterior wall or otherwise used as permitted under the provisions of this ordinance, shall comply with the following requirements: 1. Signs allowed for the following shall be limited to those restrictions set forth in Section 7 20.406a), R-2 (Multiple Family Residence) District: a. b. c. d. e. f. g. 2. Home Occupations Day Care Centers located within a dwelling Apartment Buildings (as based on the number of units) Churches Hospitals Schools Nameplate for the purpose of identifying the name of the owner or occupants residing on the premises One non-illuminated free-standing sign, not to exceed twelve (12) square feet in area with a maximum height of six (6) feet, or one (1) non-illuminated wall sign not exceeding six (6) square feet in area will be permitted for the following located in a C-2 District: a. b. Lodging Houses, Boarding Houses or Bed and Breakfast Private Clubs, Fraternitiei, Sororities or Lodges 20.407b (Rev. 03/93) �c. d. Physician, Surgeon or Dentist Office located within a dwelling State residential licensed care facility 3. The aggregate sign area allowed for all other businesses located in a C-2 District shall be based on two (2) square feet per lineal foot of the primary front of the business portion of the building. Businesses may utilize canopy signs, free-standing signs, marquee signs, projecting signs, under-canopy signs and wall signs as long as the aggregate square footage of all signs does not exceed the square footage allowed based on the primary front of a building. 4. All signs, with the exception of free-standing signs, projecting signs and under-canopy signs, are limited to a maximum height of (6) feet, as defined in Section 2 (20.402) DEFINITIONS. 5. Projecting signs are restricted to twelve (12) square feet for those businesses whose primary front of the business portion of the building is less than sixty (60) lineal feet. Projecting signs are restricted to twenty-four (24) square feet for those businesses whose primary front of the business portion of the building is sixty (60) or more lineal feet. Projecting signs over twelve (12) square feet in area must be erected a minimum of fifteen (15) feet from any adjoining or adjacent business. The bottom of any projecting sign must be a minimum of ten (10) feet from the ground or sidewalk level. Under canopy signs are restricted to a total of three hundred eight-four (384) square inches with a maximum height of eight (8) inches. The bottom of an under canopy sign shall be a minimum of seven (7) feet from the ground or sidewalk level. (amend. Mar. 14, 1993) 6. Marquee Signs are permitted for Cinemas located in a C-2 District, in addition to the allowed other signage and in addition to the square footage limitations under paragraph 3 above. Marquee Signs shall not exceed a total of two (2) per premises with a maximum size of fifty six (56) square feet and maximum height of four (4) feet each. 7. Free-standing signs are District providing they the aggregate sign area 3 above and are subject allowed in a C-2 are not in violation of limitations of paragraph to the following: 20.407b (Rev. 03/93) �a. In those instances in which a business building is located not closer than a distance of twenty (20) feet to the property line, one (1) free-standing sign is permitted when located in such a manner that no part extends closer than five (5) feet to the front or side property lines. The total sign and supporting structure may have a maximum height of eighteen (18) feet above the average ground level and may have an area not to exceed eighty (80) square feet on any one (1) face of sign. b. Those businesses whose premises are located within a one thousand (1,000) foot radius of any expressway exit may have one (1) free-standing sign whose location, height and size are not restricted except that the aggregate sign area limitations of paragraph 3, above, shall apply and include the area of any free-standing sign. In computing the square footage of a free-standing sign in this instance, only one (1) face of the sign shall be counted. Those businesses applying for a sign permit under this subsection must present to the City Clerk a certified survey detailing the premises in relation to an expressway exit. c. Shopping Center or business complexes located on premises with a minimum of three hundred (300) feet of frontage from - the building(s) to the property line, may have two (2) free-standing signs, to be located not less than one hundred seventy-five (175) feet apart and are subject to size restrictions as outlined in 7a and 7b above. 8. Free-standing informational signs, not exceeding three (3) square feet in area, with a maximum height of four (4) feet, for the purpose of identifying parking lot entrances and/or exits are permitted. 9. No sign shall be allowed to obstruct or interfere with motor vehicle or pedestrian traffic, or be hazardous to the public. 10. Illumination, if used, shall be what is known as white and signs shall not be of flashing or intermittent illumination. The direct source of all lights used for the illumination of commercial establishments or for the 20.407b (Rev. 03/93) �illumination display of merchandise or the products of such establishment shall be completely shielded from the view of vehicular , traffic using the roads or streets abutting such premises. Floodlights used for the illumination of commercial premises or any sign thereon, whether such floodlights are attached to or separate from the building, shall not project above the highest elevation of the front wall of such building, or thirty (30) feet above street level. 11. When more than one (1) business occupies a building, each business shall be allowed signage based on the portion of the building occupied by such business. 12. Temporary Signs in a C-2 District must conform to placement and time limitations regulations as set forth in Section 2, (20.402) DEFINITIONS, Temporary Signs. 13. Roof mounted signs are prohibited in a C-2 District. 14. Off-premise signs are prohibited in a C-2 District. 15. The effect of wind pressure shall be thoroughly considered in the design, but in no case shall the wind load be assumed less than thirty (30) pounds per square foot. 16. No person shall alter, enlarge, or erect a sign unless it is in accordance with these provisions. 17. All signs shall be maintained in good repair in terms of structure and appearance. Any sign, which is applicable to a business which has been permanently discontinued, shall be eliminated by the property owner within thirty (30) days after said discontinuance. 18. No person shall erect, place, structurally alter, or add to any sign without obtaining a permit from the Building Official designated under the terms of the Gaylord Zoning Ordinance. 19. Signs erected by an official government body or agency and deemed necessary for the protection of the public health, safety, or welfare; or those signs required by law to be displayed are permitted. 20.407b . (Rev. 03/93) �20. Signs identifying or advertising any use or activity defined as a "Special Use" or that are subject to a Special Use Permit as outlined in Section 13 of the Zoning Ordinance, shall be approved by City Council at the time the Special Use Permit is granted. (ord. eff. Feb. 16, 1992) 20.407c Sec. 7c. PERMITTED SIGNS IN M-1 (MANUFACTURING) DISTRICT. Signs when erected or used on the building or exterior wall or otherwise used as permitted under the provisions of this ordinance, shall comply with the following requirements: 1. Signs allowed for the following shall be limited to those restrictions set forth in Section 7 20.406a), R-2 (Multiple Family Residence) District: a. b. c. 2. One non-illuminated free-standing sign, not to exceed twelve (12) square feet in area with a maximum height of six (6) feet, or one (1) non-illuminated wall sign not exceeding six (6) square feet in area will be permitted for the following located in a M-1 District: a. 3. Churches Hospitals Schools Private Clubs, Fraternities, Sororities or Lodges The aggregate sign area allowed for all other businesses located in a M-1 District shall be based on two (2) square feet per lineal foot of the primary front of the business portion of the building and may utilize canopy signs, free-standing signs, marquee signs, projecting signs, under-canopy signs and wall signs as long as the aggregate square footage of all signs does not exceed the square footage allowed based on the primary front of a building. 20.407c (Rev. 03/93) �4. All signs, with the exception of free-standing signs, projecting signs and under-canopy signs, , are limited to a maximum height of (6) feet, as defined in Section 2 (20.402) DEFINITIONS. 5. Projecting signs on a building are restricted to eight hundred sixty four (864) square inches, with a maximum height of thirty (30) inches. Under-canopy signs may not exceed a height of eight (8) inches or a maximum length of four (4) feet. The bottom of a under-canopy sign shall be a minimum of seven (7) feet from the ground or sidewalk level. 6. Marquee Signs are permitted for Cinemas located in a M-1 District, in addition to the allowed other signage and in addition to the square footage limitations under paragraph 3 above. Marquee Signs shall not exceed a total of two (2) per premises with a maximum size of fifty six (56) square feet and maximum height of four (4) feet each. 7. Free-standing signs are District providing they the aggregate sign area 3 above and are subject allowed in a M-1 are not in violation of limitations of paragraph to the following: a. In those instances in which a business building is located not closer than a distance of twenty (20) feet to the front property line, one (1) free-standing sign is permitted when located in such a manner that no part extends closer than five (5) feet to the front or side property lines. The total sign and supporting structure may have a maximum height of eighteen (18) feet above the average ground level and may have an area not to exceed eighty (80) square feet on any one (1) face of sign. b. Those businesses whose premises are located within a one thousand (1,000) foot radius of any expressway exit may have one (1) free-standing sign whose size shall not be restricted by this Ordinance. Those businesses must submit to the City Clerk a certified survey detailing the premises in relation to the expressway exit when applying for a Sign Permit. c. Shopping Center, business or industrial complexes located on premises with a minimum 20.407c (Rev. 03/93) �of three hundred (300) feet of frontage from the building to the property line, may have two (2) free-standing signs, not to be located less than one hundred seventy-five (175) feet apart and are subject to size restrictions as outlined in 7a and 7b above. 8. Free-standing informational signs, exceeding three (3) square feet in area, with a maximum height of four (4) feet for the purpose of identifying parking lot entrances and/or exits are permitted. 9. No sign shall be allowed to obstruct or interfere with motor vehicle or pedestrian traffic, or be hazardous to the public. 10. Illumination, if used, shall be what is known as white and signs shall not be of flashing or intermittent illumination. The direct source of all lights used for the illumination of commercial establishments or for the illumination display of merchandise or the products of such establishment shall be completely shielded from the view of vehicular traffic using the roads or streets abutting such premises. Floodlights used for the illumination of commercial premises or any sign thereon, whether such floodlights are attached to or separate from the building, shall not project above the highest elevation of the front wall of such building, or thirty (30) feet above street level. 11. When more than one (1) business occupies a building, each business shall be allowed signage based on the portion of the building occupied by such business. 12. Temporary Signs in a M-1 District must conform to placement and time limitations regulations as set forth in Section 2, (20.402) DEFINITIONS, Temporary Signs. 13. Roof mounted signs are prohibited in a M-1 District. · 14. Off-premise signs are allowed in an M-1 District in accordance with the provisions outlined in Section 8 (20.408), OFF-PREMISES SIGNS. 15. The effect of wind pressure shall be thoroughly considered in the design, but in no case shall 20.407c (Rev. 03/93) �the wind load be assumed less than thirty (30) pounds per square foot. 16.• No person shall alter, enlarge, or erect a sign unless it is in accordance with these provisions. 17. All signs shall be maintained in good repair in terms of structure and appearance. Any sign, which is applicable to a business which has been permanently discontinued, shall be eliminated by the property owner within thirty (30) days after said discontinuance. 18. No person shall erect, place, structurally alter, or add to any sign without obtaining a permit from the Building Official designated under the terms of the Gaylord Zoning Ordinance. 19. Signs erected by an official government body or agency and deemed necessary for the protection of the public health, safety, or welfare; or those signs required by law to be displayed are permitted. 20. Signs identifying or advertising any use or activity defined as a "Special Use" or that are subject to a Special Use Permit as outlined in Section 13 of the Zoning Ordinance, shall be approved by City Council at the time the Special Use Permit is granted. (ord. eff. Feb. 16, 1992) 20.408 Sec. 8. OFF-PREMISES SIGNS. 1. Off-Premises Signs which conform with the provisions of this ordinance shall be permitted, as a matter of right, only in Manufacturing (M-1) Districts. 2. Notwithstanding the provisions, controls and limitations of any urban renewal plan or project, or area regulation, Off-Premises Signs shall be permitted to be erected in the commercial and industrial portions of such project areas pursuant to the provisions and limitations of this ordinance. 3. Off-Premises Signs shall not be established at any location having principal frontage on any street within 300 feet of any premises which is used for public parks, public schools, church, courthouse, city hall or public museum having principal frontage on the same street. 20.408 (Rev. 03/93) �4. No Off-Premises Sign shall be established closer to the street than the building setback line, if such a line exists. If none exists, the Off-Premise Sign may be established behind the right-of-way line. No portion of any Off-Premise Sign may be placed on, or extend over the right-of-way line of any street or highway. 5. No Off-Premise Sign shall be constructed which resembles any official marker erected by the city, state, or any governmental agency, or which by reason of position, shape or color would conflict with the proper functioning of any traffic sign or signal. 6. All Off-Premises Sign shall be maintained in good and safe structural condition. The painted portions of outdoor Advertising Signs shall be periodically repainted and kept in good condition. 7. No Off-Premises Sign or part hereof shall be located on any premises without the consent of the owner, holder, lessee, agent or trustee. 8. The general area in the vicinity of any Off-Premise Sign on undeveloped property must be kept free and clear of weeds, debris, trash and other refuse. 9. In addition to the regulations and restrictions of this ordinance, Off-Premises Signs in adjacent areas are regulated by the Highway Advertising Act of 1972, being Michigan Compiled Laws 252.301, et. seq. Whenever there is a conflict between the provisions of this ordinance and the Highway Advertising Act, the more restrictive regulations shall apply. 10. The maximum area for any one sign facing shall be 720 square feet inclusive of any border and trim, but excluding the base or apron, supports and other structural members. 11. No Off-Premises Sign may be established within 300 feet of any other Off-Premises Sign, measured on the same side of the same street. 12. All Off-Premises Signs shall be constructed in accordance with the City Building and Electrical Code. 20.408 (Rev. 03/93) �13. The above set forth spacing between sign structures does not apply to sign structures separated by buildings or other obstructions in , such manner that only one sign located within the above spacing distances is visible from the highway at any one time. 14. Official and on-Premise Signs, as well as any other sign which does not constitute an Off-Premises Sign as defined herein shall not be counted nor shall measurements be made from them for the purpose of determining compliance with these spacing requirements. 15. The minimum distance between sign structures shall be measured along the nearest edge of the pavement between points directly opposite the center of the signs along each side of the highway and shall apply only to sign structures located on the same side of the street or highway. 16. Signs may be illuminated subject to the following restrictions: a. Signs which contain, include, or are illuminated by any flashing, intermittent, or moving light or lights are prohibited except those giving public service information such as, but not limited to, time, date, temperature, weather or similar information. b. Signs which are not effectively shielded as to prevent beams or rays from being directed at any portion of the traveled ways and are of such intensity or brilliance to cause glare or impair the vision of the driver of any motor vehicle or which otherwise interfere with any driver's operation of a motor vehicle are prohibited. c. No sign shall be so illuminated that it interferes with the effectiveness or obscures an official traffic sign, device or signal. 17. No free-standing sign may exceed the building height limitation of the zone in which it is located unless a variance is secured from the . Zoning Board of Appeals. (ord. amend. eff. Feb. 16, 1992) 20.408 (Rev. 03/93) �20.409 Sec. 9. REGULATION OF SIZE, LIGHTING AND SPACING OF SIGNS IN ADJACENT AREAS. (ord. deleted eff. Feb. 16, 1992) 20.410 Sec. 10. PROHIBITED SIGNS. The following signs or devices are prohibited unless approved by the Zoning Board of Appeals as designated under the terms of the Gaylord Zoning Ordinance. 20.411 1. Signs not located on the business premises, except for Off-Premises Signs. 2. Signs which extend beyond the property line. 3. Signs constructed or erected after the date of this Ordinance or any amendment, which do not comply with the regulations as set forth for the District in which the sign is to be located. (ord. amend. eff. Feb. 16, 1992) Sec. 11. EXEMPrIONS. The following signs are exempted from the provisions of this ordinance except for construction and safety requirements and those requirements contained below: 20.412 1. PUBLIC SIGNS. Signs of a noncommercial nature and in the public interest, erected by, or on the order of, a public officer in the performance of his public duty, such as safety signs, danger signs, trespassing signs, traffic signs, memorial plaques, signs of historical interest and the like. 2. INTEGRAL. Names of buildings, dates of erection, monumental citations, commemorative tablets and the like when carved in stone, concrete or similar material or made an integral part of the structure. (ord. amend. eff. Feb. 16, 1992) Sec. 12. EXISTING SIGNS. 1. REMOVING OR RECONSTRUCTING SIGNS. No sign presently erected or hereafter approved and erected shall be substantially altered or moved, nor shall any sign or any substantial part thereof, which is blown down, removed or destroyed, be re-erected, reconstructed, rebuilt or relocated unless it is made to comply with all applicable requirements of this ordinance. 20.409 - 20.412 (Rev. 03/93) �20.413 20.414 2. REPAIR OF UNSAFE SIGNS. This section shall not be construed to prevent the maintenance, repair or restoration to a safe condition, as directed by the building official, of any part of an • existing sign when damaged by storm or other accidental emergency. 3. RELOCATING SIGNS. Any sign that is moved to another location either on the same or to other premises shall be considered a new sign and a permit shall be secured for any work perfol.'.1Iled in connection therewith when required by this ordinance. (ord. amend. eff. Feb. 16, 1992) Sec. 13. SIGN PERMITS AND PERMIT FEES. 1. A person who desires to erect any sign regulated by this ordinance shall first apply for a sign permit on a form prescribed by the City Clerk. The permit shall be approved or denied in writing within ten (10) business days after proper receipt of the application. All signs, existing and proposed, must appear on the application and a blueprint or drawing of all signs showing size and verbiage must be submitted with the application. If the application is approved, the permit shall be issued upon payment by the applicant of a permit fee of $10.00. 2. Permit fees shall apply to all signs except those exempted under the provisions of this ordinance. 3. At the time any permit is issued it shall be assigned a number by the City Clerk. Such sign permit number shall be displayed, at all times, upon the facing of the sign for which such permit was issued. 4. After construction or erection of any sign or signs, the business shall contact the City. A member of the City Staff shall inspect the sign to verify size, location and number of signs as stated on the application. Any person found in violation of the terms of the application shall be subject to Section 14 (20.414), PENALTIES. (ord. amend. eff. Feb. 16, 1992) Sec. 14. PENALTIES. Any persons violating the provisions of this ordinance shall upon conviction thereof be subject 20.413 - 20.414 (Rev. 03/93) �to a fine of not more than Five Hundred ($500.00) Dollars. Each day that a violation of this ordinance is continued or permitted to exist without compliance shall constitute a separate offense punishable upon conviction in the manner prescribed in this section. (ord. amend. eff. Feb. 16, 1992) 20.415 Sec. 15. APPEAL. Appeal of any section of this ordinance or of any decision of the Zoning Administrator may be brought to the Zoning Board of Appeals by the owner, renter, or les~ee in accordance with Section 16 of the City of Gaylord Zoning Ordinance. The Board of Appeals may grant a variance from the requirements and specifications of this ordinance or the decision of the Zoning Administrator only upon the Board's finding that there are practical difficulties or unnecessary hardships in applying the strict terms of this ordinance. Public notice shall be printed in the official newspaper of the City, not more than 15 or less than 8 days before the public hearing. The fee for the variance proceedings is to be paid for in advance by the person making the request. (ord. amend. eff. Feb. 16, 1992) 20.416 Sec. 16. EFFECTIVE DATE. This ordinance shall be effective immediately on February 16, 1992 • (ord. eff. Feb. 16, 1992) 20.415 - 20.416 (Rev. 03/93) � 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 Gaylord_Sign-Ordinance_1993 Date A point or period of time associated with an event in the lifecycle of the resource 1993-03-14 Title A name given to the resource Gaylord Sign Ordinance Description An account of the resource The Gaylord Sign Ordinance went into effect on February 16, 1992 and was amended effective March 14, 1993. Subject The topic of the resource Ordinances, municipal Gaylord (Mich.) Otsego 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/ede598b49b2ced6432ca61cddc31c866.pdf 871fd7c9f420adc211fdd7fce64ced8a PDF Text Text CITY OF GAYLORD 1990-1995 RECREATION PLAN Adopted: June 14, 1990 GAYL0RD the Alpine Village CITY COUNCIL: CITY PLANNING COMMISSION: Ernest Grocock, Mayor William Tholl, Mayor Pro-Tern Patrick Mankowski Luke Noss Eugene Niedzwiecki Tom Nelson Scott Dunn Sandra (Toni) Brown, Chairperson Gerald Campbell Norm Brecheisen Kellie Galer Leona (Sam) Titus Maude Gilmore Douglas Squires Steve Swan Terra Deming �City of Gaylord PHO:\E (5 Ii) 732-4060 F:\X (517) 732-8266 225 WEST \IA!:\ STREET GAYLORD. \1ICHIGAN 49735 ~ aAYL0ftD 1hl' Alpu:e V,lla~., June 13, 1990 Mr. Philip Wells Department of Natural Resources Stevens T. Mason Building P.O. Box 30028 Lansing, Michigan 48909 Dear Mr. Wells: I hereby certify that the following resolution was passed at the City Council Meeting of Monday, June 11, 1990: Moved by Nelson, supported by Dunn to adopt the revised City of Gaylord 1990/1995 Recreation Plan as presented. Ayes: Grocock, Nelson, Dunn, Noss and Thall. Nays: None. Motion carried. Thank you. Sincerely, /llmo__) ~~ Rebecca Curtis City Clerk �STATE OF MICHIGAN IZ NATURAL RESOURCl:'.S COMMISSION THOMAS J . ANDERSON MARLENE J . FLUHARTY GORDON E. GUYER KERRY KAMMER ELLWOOD A. MATTSON 0 . STEWART MYERS RAYMOND POUPORE JAMES J. BLANCHARD. Governor BEPARTMENT OF NATURAL RESOURCES STEVENS T. MASON BUILDING P.O. BOX 30028 LANSING. Ml 48909 DAVID F. HALES. Director July 12, 1990 Mr. Dave Siegel, City Manager City of Gaylord 225 W. Main Gaylord, Michigan 49735 Dear Mr. Siegel: SUBJECT: City of Gaylord Recreation Plan The community recreation plan referenced above has been approved by this Division. City of Gaylord is now eligible to participate in our grant programs through December 31, 1995. We ask that you provide copies of the final plan to the Community's elected and appointed officials and make copies available to the public. All projects for which grant assistance is sought must be listed and justified in the plan. The community may amend the plan as needed. All amendments must be accompanied by evidence of approval by the community's governing body. Amendments must be in the form of either (1) a complete revised document, with a cover letter describing the changes; or (2) substitute or additional pages, with clear indication as to where they are to be inserted in the plan (the second option applies only if the plan on file here is suitably bound). Plan revisions will not extend the eligibility period stated above unless all plan content is updated and the community requests extended eligibility. If you have any questions on this, please contact me. Sincerely, ~ jA£~ -~ ~ ~ i -~:[{., Mgr. , Recreation Planning Recreation Services Branch Recreation Division 517-335-3038 PW:mlf cc: Mr. Eric Antisdale, MDNR R1026 3/89 �TABLE OF CONTENTS Page I. INTRODUCTION 4 CULTURAL AND PHYSICAL DESCRIPTION OF OTSEGO COUNTY 5 Transportation and Regional Location . . · ~ . . Natural Resources . • . . . . . . . . . . . Water Resources . . . . . . . . Environmental Conditions. . . . . .. Land Use . . . . . . . . . . . . . . . . . . Population . . . . . . . . . . . . . . . . Economic Activity • • . . . . . . . . Utilities . . . . . . . . . . . . . . . . II. III. IV. v. VI. 6 7 15 19 23 26 . . . . . . . . . . . . . . . . 28 . . . . . . . . . . . . . . . . . . . . 40 . . . . . . . . . . . . . . . . 43 . . . . . . . . . . . . . . . . . . . 44 RECREATIONAL INVENTORY ADMINISTRATION 5 5 DEFICIENCIES AND NEEDS LONG RANGE GOALS SHORT TERM OBJECTIVES . . ..... 2 . . . . . . . . . 45 �LIST OF TABLES Page Table# . . . . . . 1 AGRICULTURE 1964-1982 • • • . 2 POPULATION BY CIVIL DIVISION, OTSEGO CO., MICHIGAN 1970-1988 . . • . . . • . . . . . . . . . 19 POPULATION BY AGE GROUP, OTSEGO CO., MICHIGAN 1970-1980. • •.......... 20 3A POPULATION BY AGE GROUP, CITY OF GAYLORD, MI 22 4 POPULATION PROJECTIONS, OTSEGO CO. 3 17 . . . . . . 22 LIST OF FIGURES Figure# 1 GENERALIZED SOILS MAP. 2 LAND USE MAP 3 PLANNING PROCESS AND ADMINISTRATIVE STRUCTURE. 4 ASPEN PARK NATURE AREA 5 DOUMAS PARK. 6 FREEL PARK 7 HALE PARK 8 CITY OF GAYLORD AND J:T'S PARKS 7a . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 16a 41a 45a 46a 47a 47b 44a �INTRODUCTION The preparation of this 1990 Parks and Recreation Plan has been a continuous process since 1985 when the City Council and Planning Commission was studying the recreation needs of the community. The purchase of Aspen Park, a quiet nature area, with City Funds is a testimony to the dedication of improving recreation needs for City, County and visitors alike. ' Specifically this plan was formulated by the City Staff under the guidelines set forth by the City Planning Commission. One of the criteria for this plan was to integrate with Otsego County's Recreation Planning. The staff received help from numerous sources including, but not limited to the following: Citizens of Gaylord City Council Gaylord Community Schools Michigan Employment Security Commission Northeast Michigan Council of Governments Otsego County Parks and Recreation Department Otsego County Soil Conservation District The Planning Commission held a series of meetings with the above mentioned agencies and the public was invited for input. In some instances particular individuals were specifically invited to work with both the Planning Commission and City Staff. The City of Gaylord is the only incorporated City in Otsego County therefore, great effort was taken to include the Gaylord Community Schools and Otsego County. In some instances City facilities are utilized by the school and the County. Therefore, the Planning Commission took great pains to receive input from these two groups. The 1990 Recreation Plan formally establishes a set of goals to further enhance the recreational opportunities for all citizens living or visiting the Gaylord area. The City Council and Planning Commission realize this Recreation Plan is the first step to allow the realization of the full potential of our park systems. For the City of Gaylord to accomplish the stated goals and objectives of this plan, cooperation with many local, State and Federal agencies is necessary. With the initiative set forth by the City Council and Planning Commission reaching the stated goals of this plan will become a reality because of the continued efforts to cooperate with other governmental agencies for the benefits of all citizens. 4 �I. CULTURAL AND PHYSICAL DESCRIPTION OF THE CITY OF GAYLORD AND OTSEGO COUNTY TRANSPORTATION AND REGIONAL LOCATION The City of Gaylord has the advantage of being centrally located in northern Michigan. It is serviced by Interstate 75, which as of this writing, {March 1, 1990) is the only four lane interstate freeway system in northern Michigan. The freeway provides convenient access for travel to and from populated areas of southcentral and southeastern Michigan. The freeway has much impact on the economic livelihood of the City and County, providing convenient access for tourists downstate. The major east-west route serving Gaylord and Otsego County is M-32. This route connects Gaylord with Alpena, the largest city of northeast Michigan, a distance of 72 miles. To the west, M-32 indirectly provides access to Traverse City, Charlevoix and Petoskey. The Gaylord Industrial Park Airport, located one mile southwest of downtown Gaylord, provides both private and charter service. Charter service is provided by one company. The air field is capable of accommodating a 727. It is a Class A airport, has a full-time manager and is open seven days a week. The City of Gaylord and Otsego County are serviced by the Detroit and Mackinaw Railway. There is one main line running north-south through the city and county in close proximity to I-75. No passenger service is available on this line. NATURAL RESOURCES The most important natural resources of the area in terms of providing a foundation for recreational activities are the abundance of trees, clean air, clean water and wild game. Each of these also provides an important economic base for the area. Tourists, primarily from southern Michigan are attracted to Gaylord because of the recreational amenities available. Many jobs in Gaylord and Otsego County are highly dependent on the tourist dollar. Also, the abundance of trees supports a healthy lumber and wood products industry. Georgia-Pacific, located in Gaylord, employs approximately 275 people and produces wood products. 5 �Water Resources The City of Gaylord has very minimal surface water resources. There are no lakes or streams in the City of Gaylord. Scott's pond, located partially in the City's Aspen Park, is the only surface water. This pond consisting of a few acres is home to two beaver families and a source of drinking water for native animals in the area. The City is blessed however, with abundant drinking water. The City recently built a $7.2 million dollar wastewater treatment facility to help protect this valuable natural resource. The problem of pollution of our natural resources was the driving force that led to the new facility being built in 1986. The urbanization trend and increase in population necessitates the proper removal and disposal of domestic and industrial wastes to avoid any possibility of contamination to the City's water supply and resulting hazards to the Community's health. 6 �Environmental Conditions a. Soils & Subsurface Conditions Soils in the Plan of Study Area (City of Gaylord) are a result of a large intermorainal outwash plain exhibiting deep granular soils with high permeability and little evidence of surfa~e drainage features. The predominant soil series within the study Area are of the Rubicon-Grayling Association, the Kalkaska-East Lake-Mancelona Association, or the Leelanau-Emmet-Kalkaska Association. The U. s. Department of Agriculture system of classification describes these associations as follows: RUBICON-GRAYLING ASSOCIATION These are nearly level to gently sloping, well drained, sandy soils. Areas of these soils are popularly designated as Jackpine plains. They have low natural fertility, low moisture holding capacity, and rapid permeability. KALKASKA-EAST LAKE-MANCELONA ASSOCIATION These are nearly level to gently sloping, well drained sandy and gravelly soils of the hardwood plains. These soils are slightly more fertile and hold slightly greater amounts of moisture than those in the Rubicon-Grayling Association. LEELANAU-EMMET-KALKASKA ASSOCIATION These are sloping to steep, well drained sandy and loamy soils on complex rolling areas and hills. They range from medium to moderately low or low in natural fertility and moisture holding capacity. Permeability ranges from moderate to rapid. Underlying the surface soils of the area is a very thick stratem of sand with a few isolated clay lenses which are typically less than five feet thick. The bedrock is located at a depth of more than 600 feet. Figure 6 shows the generalized soils for the Study Area. 7 �. - _, ~ r ·i I f. I ,r ,. l r t l • l "Ultt... I I l4 I 1...-. I ~ -~- l I I I I I ~ I! · -umn I ·I , :I ~ 'I • IiI I I I __ ..JI Cl I H I ¢. ..$iiii.!! . - --·-- L . . . . . . 0A-J.A- IC ·rI ·-= ,..... ___ 0 KALKASKA ~ RUBICON EAST LAKE MANCELONA GENE~ALIZED SOILS GRAYLING an LEELANAU • . EMMEI mJ CARBONDALE • TAWAS KALKASKA FIGURE 1 ROSCOMMON SOURCE: U.S. :tPARTM::NT 7a OF lG"ICV...r:q~ o.::s �b. Hydrology & Topography The Plan of Stuoy Area lies primarily within the drainage basin of the Sturgeon River. The headwaters of the Sturgeon River is located to the northeast of the City of Gaylord and flows in a northerly direction where it flows into Burt and Mullett lakes. Drainage out of these lakes is to the north down the Cheboygan River to Lake Huron. A small portion in the southern part of the Study Area drains into Otsego Lake and then to Lake Huron through the AuSable watershed. The topography of the Plan of Study Area displays natural slopes generally less than 1.5 percent. This relatively flat terrain is evident throughout most of the Plan of Study Area except in the northeasterly portion where gullies can be found. These gullies are tributaries to the Sturgeon River. c. Climate Otsego County's climate is classified as temperate-humid-continental. Day to day weather is characterized by constantly changing weather patterns. The county seldom experiences prolonged periods of excessively hot weather or of extremely cold weather. The prevailing winds are predominantly westerly. The average length of the freeze-free period, the number of days between the average date of the last spring freeze (32o F.) and the average date of the first fall freeze (32o F.) is 116 days. The average annual snowfall is 136.2 inches. Area lies within the "Lake Snowbelt". The Plan of Study The maximum one hour rainfall expected to occur in the county at fifty year intervals is about 2 to 2.2 inches, the maximum estimated fifty year, twenty-four hour rainfall is about 4 to 4.5 inches. 8 �Inventory of Lakes in Otsego County , There are a total of 336 lakes/ponds in the County according to a Michigan Lake Inventory Bulletin done by the Department of Resource Development at Michigan State University. Twenty-six of these lakes are 50 or more acres in size. The largest is Otsego Lake covering approximately 1,972 acres or 3.08 square miles. Names of Lake. Location & Area Description of Lake .. Bear (Big) Lake Panfishing; 100% mineral shoreline; maximum depth 30 feet; public access Sec. 1, 2, of T29, 30N, RlW, 435 acres Bear (Little) Lake Private development around most of lake 100% mineral shoreline; maximum depth 35 feet Sec. 2, T29, 30N, RlW, 127 acres Douglas Lake Panfishing; 100% mineral shoreline Sec. 9, T29N, RlW, 94 acres Crapo Lake Maximum depth Sec. 30, T29N, RlW, 92 acres 3 feet; panfishing; 60% mineral shoreline, 40% organic Bass Lake Panfishing, trout fishing; maximum depth 20 feet; 90% mineral shoreline; 10% organic Sec. 1, 2, 11, T29N, R2W 70 acres 9 �Turtle Lake Undeveloped natural lake; 20% mineral shoreline, 80% organic Sec. 4, 33, T2~, JON, R2W 164 acres Emerald Lake Panfish, pike; maximum depth 35 feet; 75% mineral shoreline; 25% organic Sec. 1, 6, T29N, R2,3W 53 acres Opal Lake Public access; panfish, pike; 100% mineral shoreline; maximum depth 42 feet Sec. 1, 12, T29N, R3W 122 acres Otsego Lake Public access sites including beachfront; much of shoreline is privately owned; panfish, pike, muskies; 90% mineral shoreline; 10% organic T29,30N, R3W 1972 acres, 3.08 sq. miles Chub Lake Panfish, pike, trout; maximum depth 74 feet; 75% mineral shoreline, 25% organic Sec. 14, 23, T29N, R3W 75 acres Heart Lake Residential developed lake; 100% mineral shoreline. Public access. Sec. 20, T29N, R3W 65 acres 10 �Barefoot Lake Sec. 29, 32, T29N R3W, 225 acres • Public access; prankish; pike; 100% mineral shoreline Lynn Lake Sec. 23, 24, 25, 26 T29N RAW, 52 acres Undeveloped natural lake; panicking; 10% mineral shoreline, 90% organic Big Lake Sec. 7, 8, T30N, RAW 126 acres Public access; prankish, pike; 90% mineral, 10% organic; maximum depth 81 feet Dixon Lake Sec. 14, T30N, R3W 78 acres Public access; panfish, pike; maximum depth 30 feet; 100% mineral shoreline Perch Lake Sec. 30, T30N, R3W 65 acres Much of shoreline privately developed; panfish; 100% organic shoreline; maximum depth 26 feet Thomas Lake Sec. 23, T30N, R4W 53 acres Undeveloped natural lake; panfish, pike; 100% mineral shoreline Lake Manuka Sec. 25, 35, 36, T30N R4W, 163 acres Public access; panfishing; maximum depth 27 feet 100% mineral shoreline 11 �Buhl Lake Sec. 32, T30N, R4W 95 acres " Undeveloped natural lake with 100% mineral shoreline South Five Lakes Sec. 2 9 , 3 O , 31 , 3 2 T31N, R3W, 50 acres Undeveloped natural lake Lake Five Sec. 29, 30, T31N, R3W 64 acres Undeveloped natural lake Porcupine Lake Sec. 13, 23, 24, T31N R4W, 61 acres Panfishing; 100% mineral shoreline; maximum depth 23 feet Lake Twenty-seven Sec. 27, T31N, R4W 120 acres Some private development around lake; 100% mineral shoreline Guthrie Lake Sec. 36, T29N, R3W 115 acres Private development 100% mineral shoreline Lake Horicon Sec. 1, 2, 11, 12, T29N R4W, 63 acres Undeveloped natural lake with 100% mineral shoreline Lake Tecon Sec. 2, 11, 14, T29N, R4W 270 acres Some private development on west side of lake; panfishing; 100% mineral shoreline; maximum depth 3 feet 12 �Minerals Mineral Resources in the county have also contributed to the economy. Otsego county, in 1989, was one of the leading county in the state in terms of oil production. It is estimated that 400 people are employed in the drilling, exploration and production of gas and oil. Nearly six million barrels of oil were produced in the county in 1983. Also, in that year, over 12 million cubic feet of natural gas was produced, making Otsego County the 4th leading gas producing county in the state. Hydrology Otsego County has a total of 6,682 acres ot surface water in the form of 116 lakes. The county also has 140 miles of trout streams. Fishing is very popular for trout on most streams, with several lakes also having trout populations. The warmer lakes normally have bluegill, bass, perch and pike. Tiger musky have also been stocked in several lakes and are reaching trophy size. A complete inventory of county lakes and streams is on a preceding page. Groundwater supplies in the county are very productive in the predominant gravels and unconsolidated sands of the glacial drift. The groundwater aquifers are recharged by precipitation which is readily absorbed by the permable soils. Individual wells near the lakes and streams are usually quite shallow due to the existing high water table. Wells located on high moraines may be in excess of 250 feet. Wells in the county of 6 inch in diameter or more will yield from 10-500 gallons per minute. The county consists basically of two watersheds, one being the Cheboygan watershed draining northerly and consisting of the Sturgeon, Pigeon and Black Rivers. The southern part of the county drains south into the AuSable watershed. Soil Classification The soils breakdown presented in Figure 5 was obtained from information made available by the Soil Conservation Service. The following notes applying to the individual soil types listed on the map, are taken from the pamphlet "Interpretations of the General Soils Map of Otsego County, Michigan". Soil Association 1: Rubicon-Grayling-Kalkaska These are nearly level to undulating, well drained sandy soils, popularly designated as jack pine plains. They have low natural fertility, low moisture holding capacity and rapid permeability (dominant slope 0-6%). 13 �Soil Association 2: Kalkaska-East Lake-Mancelona These are . nearly level to undulating, well drained sandy and gravelly soils of the hardwood plains. These soils are slightly more fertile and hold slightly greater amounts of moisture than those listed in Association 1 (dominant slope 0-6%). Soil Association 3: Coventry-Karlin These are nearly level to undulating, well drained sandy and loamy soils occupying high plateau-like areas in the uplands. They have medium to moderately low fertility and moisture holding capacity with permeability ranging from moderate to rapid (dominant slope 0-6%). Soil Association 4: Rubicon-Graycalm-Montcalm These are undulating to rolling well drained sandy soils on uplands, including dry valleys, benches, plateau-like areas and many small lakes. These soils have moderately low to low natural fertility and moisture holding capacity and rapid permeability (dominant slopes 2-12% and 6-25%). Soil Association 5: Kalkaska-Blue Lake-Rubicon These are dominantly sloping to steep, well drained sandy soils. Most areas consist of a network of ridges enclosing dry valleys with steep escarpment-like sides. The soils are low in natural fertility and moisture holding capacity with rapid permeability (dominant slopes 2-12% and 6-25%). Soil Association 6: Emmet-Leelanau These are gently sloping to sloping, well drained sandy and loamy soils on the undulating to rolling uplands. Major soils in this association have medium to moderately low natural fertility and moisture holding capacity with moderate to moderately rapid permeability (dominant slope 2-12%). Soil Association 7: Leelanau-Emmet-Kalkaska-Mancelona These are sloping to steep, well drained sandy and loamy soils on complex rolling acres and hills. They range from medium to moderately low or low in natural fertility and moisture holding capacity with moderate to rapid fertility (dominant slopes 2-12% and 6-25%). Soil Association 8: Nester-Kawkawlin-Iosco These are nearly level to gently sloping, well drained to somewhat poorly drained loamy soils of the till plain, including random small wet spots and swales. Major soils in this association have moderately high natural fertility and moisture 14 �holding capacity with moderately slow permeability (dominant slope 0-6%). Soil Association 9: Ubly-Nester-Menominee These are gently sloping to rolling, well drained sandy and loamy soils on uplands, including random small muck-filled depressions. Major soils in this association have medium to moderately high natural fertility and moisture holding capacity. Permeability ranges from moderately rapid to moderately slow (dominant slope 2-18%). Soil Association 10: Carbondale-Tawas-Roscommon. This association consists of poorly drained sandy soils and mucks occurring mainly in stream channels and swamps. they have low natural fertility with moderately rapid to rapid permeability. Moisture holding capacity is high in the organic soils and low in the sandy mineral soils (dominant slope 0-2%). LAND USE Otsego County has 334,272 acres or 527 square miles of land area. Of this, 91,101 acres (142.3 sq. miles) or 27.25 percent of the land in the county is owned by the Michigan Department of Natural Resources. The land use analysis presented here explores the county's physical character. This information is important since land and water resources play such a vital role in establishing the character of the county and in providing opportunities for recreational activities. Total land uses were tabulated by Michigan State University in their publication "County and Regional Facts" (1979). These figures show that the land use for Otsego County is: Total Area: Inland Water: Land Surface 344,172 acres 6,784 acres 337,388 acres Forested: Agriculture: Transportation: Recreation: Urban: Other: 251,000 45,904 9,120 489 1,261 29,614 acres acres acres acres acres acres ( 74.4%) ( 13.6%) ( 2.7%) ( 0.1%) ( 0.4%) ( 8.8%) TOTAL: 337,388 acres (100.0%) 15 �A general synopsis of land use in Otsego County includes the following (See Land Use Map on following page): Forest land makes up the bulk of the county's land use (approximately 75%). Over one-third of the forest land in the county is state owned with the remainder in private hands. Agricultural land is composed primarily of small to medium sized farms (under 500 acres) producing hay, potatoes or corn. The amount of land devoted to agriculture has decreased by nearly one-third since 1964. Residential land is concentrated in the City of Gaylord, portions of the surrounding townships, along the major lake shores, and in the smaller villages of the county. Nearly 85% of all residential structures in the county are single family units. Mobile homes account for approximately one out of every nine residential structures in the county. There are over 20,000 subdivided parcels in the county. Currently, 2,500 of these parcels are developed. Another 2,900 were platted before the existing building codes took effect and are unsuitable for development. This leaves over 14,000 legally subdivided parcels available for development throughout the county. There are also nearly 1,000 ten acre parcels throughout the county, many of which are currently undeveloped and could be available for future residential use. Commercial facilities within the county fall into three categories based on the markets they serve. 1. Travel services along I-75 and Old 27 for those passing through or visiting the area. 2. County-wide specialized services provided in the City of Gaylord for all residents of the area as well as travelers and vacationers. 3. Convenience facilities located in or near villages throughout the county. These serve the more rural year-round and seasonal residents plus the visitors or travelers and provide general goods and services. Industrial activity in the county is related to either manufacturing (primarily durable goods) or resource extraction. Manufacturing operations are located at the southern edge of Gaylord and in or near Vanderbilt with major products including construction materials, auto components and copper tubing. Resource extraction includes several gravel pits located throughout the county as well as oil and gas drilling and processing sites. The county's location along the Niagaran Reef 16 �• 1 • I H I I :.-.,, 5 --·-- L -D•- IC LAND USE MAP ll NlUSTRIAl. EXTilACTI'IIE -AGR!CULn.RAL ~ PUB.JC FOMST . "'R'!IVATI FOREST :~ Pl.A TTI:O SUSIJVISIONS ~::lECREATICJ,IAl. PUBLIC FAQUT'r g 16a FIGURE 2 �has meant increased oil and gas drilling in recent years which has led to the construction of several pipelines and gas sweetening plants in the county. Recent emphasis has shifted to Antrim exploration and processing period. Recreation activity is an important element in both Otsego County's general character and its economy. Public recreation lands include extensive state forest holdings, as well as the State Park and County park located along Otsego Lake. These are general recreation facilities providing sites for a wide range of individual or group outdoor activities. The City and county also have a wide range of privately owned recreation sites for more specific activities (skiing, golf, etc.) and offers extensive opportunities for recreation on privately owned undeveloped property (hunting, snowmobiling, hiking, etc.). The lakes and rivers of the area are another important part of the county's character and provide many opportunities for recreation activity. Lake and riverfront property has become valuable for both its residential as well as recreational potential. The City and county's connection with I-75 has helped to make it an excellent location for commercial, recreation and industrial activities. East-west connections to other portions of the state are somewhat inadequate and could be improved. The county has adequate freight service, but is lacking passenger service by rail. Daily passanger air service has been initiated in the spring of 1990. Agriculture and Forestry Agriculture and forestry combined to make up 88% of Otsego County's land use. Forestry plays an important role in total land use and in the county's economic picture. Approximately 75% of the land surface of the county is forested with another 13% in agriculture. Less than 1% of the county's land is used for urban activities. TABLE I AGRICULTURE 1964-1982 OTSEGO COUNTY Year Number of Farms 1964 1968 1974 1978 1982 266 172 132 151 142 % Change Acres in Farms % Change 61,867 46,052 35,308 41,500 41,510 - 26% - 23% 18% - 35.0% - 23.0% 14.4% 6.0% 17 �Table I shows the number of farms and farm acreage for the county from 1964 - 1982. Agricultural land in the county is made up primar~ly of small to medium size farms. In 1982, 80% of all county farms were between SO and 500 acres in size. Only four farms in the county were over 1,000 acres. Major products include potatoes, oats, corn, livestock and dairy products. With 63% of the county's forested area in private ownership, there has been an increasing tendency to split large holdings into 10 acre parcels for seasonal and year-round residences or other uses. These smaller parcels, owned by a diversity of individuals, cannot be effectively managed for productive timber cutting and their continued increase reduces the return from this important resource. ~ The physical form of a community is the result of the actions of many individuals and agencies. The buildings and structures created by private enterprise requires supporting public facilities such as streets, utilities, parks and schools. The manner in which these public and private improvements are related to each other largely determines the character of our community. Proper planning of these relationships results in an orderly, attractive community. Residential uses occupy the greatest amount of developed land area within Gaylord. Though the residential pattern is located fairly uniformly around the central business district, new residential developments have been primarily taking place to the northeast and north. Scattered residential uses are found along M-32 to the east and Old Highway 27 to the North. The long-established business district is located at the crossing of M-32 and Business Loop 27, generally the geographic center of the City. This was the largest concentration of commercial land uses, but new development within the past few years along M-32 to the west and along Business Loop 27 to the South are the new developing commercial areas. Industrial land uses form a definite pattern in Gaylord. This being concentrated along Dickerson Road which leads to the Gaylord Air Industrial Park. The Industrial park comprises the remaining industrial area of the City. Public and semi-public uses occupy a considerable amount of the area within and around the City of Gaylord. The Hidden Valley Ski Club and golf course forms a large mass on the east side of the City; the community School, and City property forms a large mass to the south; The former state hospital which is now county owned property occupy large tracts to the north. West of Interstate 75 is the Otsego County Airport which occupies a large tract which impedes development in that area. PU.blic and semi-public uses in Gaylord occupy a considerable share of the developed land within the City. 18 �POPULATION Table 2 s~ows population by civil division within the county. A quick reference to the county map, indicates that most of the population as well as the most significant growth is in the municipalities around the I-75 corridor from Gaylord south to the Crawford County line. The amenities and recreational opportunities offered at Otsego Lake may be responsible for more rapid development in this particular area of the county. Developments that offer some degree of privacy of "space" between neighbors, such as Michaywe', are currently attractive to many residents. Michaywe' had an excess of 40 new homes constructed in 1989. TABLE 2 POPULATION BY CIVIL DIVISION OTSEGO COUNTY. MICHIGAN 1970-1988 Civil Division Otsego County Bagley Township Charlton Township Chester Township Corwith Township Dover Township Elmira Township Gaylord, City of Hayes Township Livingston Township Otsego Lake Township Vanderbilt, Village of 1988 1980 1970 16,900 4,630 1,010 710 1,390 410 1,030 3,440 960 1,810 1,360 560 14,993 4,106 823 10,422 2,294 573 332 1,126 317 486 3,012 661 1,313 432 899 3,011 888 1,703 416 1,157 1,393 473 525 522 19 (1970-1988) % Change 62.2 101. 8 76.3 76.3 23.4 29.3 111.9 14.2 130.8 29.9 187.5 7.3 �TABLE 3 POPULATION BY AGE GROUP OTSEGO COUNTY, MICHIGAN 1970-1980 Age Group Total 00-04 05-14 15-24 25-34 35-44 45-54 55-64 65+ 1980 % of Total 1970 % of Total 14,993 1,252 2,710 2,550 2,287 1,757 1,446 1,357 1,634 8.4 18.1 17.0 15.3 11.7 9.6 9.1 10.9 10,422 1,033 2,460 1,538 l,3oj 1,110 1,026 965 987 9.9 23.6 14.7 12.5 10.6 9.8 9.2 9.5 A major consequence to the area is the influx of seasonal and temporary residents. During the summer months population estimates have shown more than a 200% increase over the permanent population•. This figure only includes seasonal/temporary housing residents, campers and renters at commercial lodges. It does not include private camps and resorts, visitors who stay with family or friends or mobile homes. Although many of these seasonal/temporary residents utilize the area beaches and state forestlands, they also are showing an increasing demand for day-use of the City and County recreational facilities. The winter season is also becoming increasingly popular with temporary residents utilizing ski slopes, ski trails and snowmobile trails in the county. The Gaylord area is promoted as the Golf Mecca, the heart of America's summer golf capital. Several new championship golf courses have recently been built with more slated for construction in 1990. In 1989, 200,000 rounds of golf were played compared to 145,903 in 1987. The total golf impact on the area economy is $112,500,000**· The recent impact of golfing in the area has been phenominal. Table 3 provides a breakdown of population by age groups within Otsego County. The percentage of total population is given to show the relative importance to the total population. * Figure derived from Clean Water Program Interim Outputs, NEMCOG 1977 ** Gaylord Area Convention and Tourism Bureau 20 �The 5-14 age group was the largest in 1970 and 1980, in both relative and in absolute terms. The relative increase of the 15-24 age group in 1980 is partly from the aging of the 5-14 age group of 1970. Relative increases were noted in the 25-34 and 35-44 age group as well. Much of the increase of these age groups was from migration into the county. Additionally, important increases occurred in the 65 and over category. The importance of a large 5-14, 15-24 and 65 and over age group concerning recreation must be recognized. The 5-14 and 15-24 age groups are most likely to require and utilize recreational provisions. Also, the 65 and over age group is composed of retirees frequently with considerable leisure time which creates a need for recreational opportunities for senior citizens. A major component of population change, in addition to births and deaths, is migration in and out of a community. Net migration is determined by subtracting deaths from births and comparing this sum to population change recorded by the Census. With a population increase from 1970-1980 of 4,571 (14,993 10,422) we want to know how much was natural increase and how much was from migration. During this period there was 1,140 more births than deaths, thus the natural increase•. Therefore, the remainder of the increase, 3,431 people migrated to the county from 1970-1980. This means that 75% of the population increase from 1970-1980 was from migration into the county. Population projections for the county are based on current trends. Department of Management and Budget (DMB) estimates for 1983 for the county placed the population at 15,283 and projects the 1990 population to be 18,569. The DMB projects the 1995 Otsego County population to be 21,586 and the 2000 population to be at 24,792. * Source: Office of Revenue and Tax Analysis, Michigan Department of Management and Budget 21 �TABLE 3A POPULATION BY AGE GROUP CITY OF GAYLORD* AGE GROUP o - POPULATION COUNT 5 Years of Age 198 189 276 327 223 197 167 154 162 153 147 167 121 131 127 272 5 - 9 10-14 15-19 20-24 25-29 30-34 35-39 40-44 45-49 50-54 55-59 60-64 65-69 70-74 75+ Total City Population 3,011 Female Population 1,686 Male Population 1,325 .. TABLE 4 POPULATION PROJECTIONS OTSEGO COUNTY Year Population 1970 1980 1990 2000 * Source: 10,422 14,993 18,569 24,792 Migration 3,431 2,305 4,509 Total Increase 4,571 3,576 6,223 % of Total Increases from Migration 75% 64.5% 72.5% GENERAL POPULATION CHARACTERISTICS, 1980 United States Census Bureau, Page 276 22 �ECONOMIC ACTIVITY The unemployment rate for 1989 for Otsego County was 7.2 percent, an increase of .4 percent from 1988. The Gaylord Labor Market Area has had the lowest unemployment rates in northeast Michigan for the past several years. The average unemployment rate for the eight counties of northeast Michigan was 10.9 percent in 1988 and 10.6 percent in 1989. Non-manufacturing jobs accounted for 72.4 percent of total employment in Otsego County in 1989. The service industries combined with retail trade are responsible for 82.2 percent of the non-manufacturing jobs. With the addition of retail construction this trend appears to be increasing. City and County Employers The following is a list of the major employers (over 50 employees) in Otsego County: Carter's Gaylord 65 employees Elias Brothers Gaylord 65 employees Gaylord comm. Schools Gaylord 250 employees Gaylord Opportunity Gaylord 85 employees Georgia Pacific Gaylord 275 employees Glen's Market Gaylord 160 employees GTE North Gaylord 75 employees Old Kent Bank Gaylord & Branches 75 employees Higgins Industry Vanderbilt 75 employees Holiday Inn Gaylord 65 employees K-Byte Co. Gaylord 250 employees Mark One Automation Gaylord 75 employees Mayfair Plastics Gaylord 50 employees McDonald's Gaylord 60 employees 23 �Otsego Mem. Hospital Gaylord 250 employees Otsego Ski Club Gaylord 100 employees Provincial House Gaylord 100 employees Standard Products Co. Gaylord 340 employees Otsego Co. Courthouse Gaylord 80 employees Sugar Bowl Gaylord 50 employees Van Products Vanderbilt 75 employees The list below gives the smaller employers in the City & county: Alpine Molding, Inc. Plastic Products Bozzer Brothers Construction Machinery Central Printing Corp. Publishing, advertising 16 employees E-Z Lift, Inc. Door Manufacturing 14 employees Jobbers Warehouse Wholesale Auto Parts 16 employees Michigan Hardwoods Pallets, Skids, Wood 3 employees Norandex Sales Co. Metal Doors, Siding 5 employees North Central Steel & Fabricators Steel Warehousing 3 employees Otsego Log Cabin Co. Bldg. & Components 16 employees Peet Packing Co. Meat Packing Plant 12 employees Roberts Boring & Mfg. Fabricating, Mach. Shop 50 employees 24 18 employees 4 employees �The preceding list of Basic Employers in Otsego County show the diversity of the numbers of employer's and the different types of produots, manufacturing and services offered in the Gaylord and Otsego County. Because there are no profiles and civilian labor estimates available are done by using the base employment for the County of 7850 and estimating the different types of jobs. Seasonal employment for the summer months are estima~ed to increase an additional 15 to 20 percent. The civilian labor force in the City is estimated as follows: 2,100 people Labor Force 1,900 people Employment Estimated Unemployment 300 people (With a rate of 14.3%) * * Source is Michigan Employment Security Commission 25 �UTILITIES The county's utility system includes the private suppliers of electric, natural gas, telephone and cable television services along with the publicly owned and operated Crawford-Otsego landfill and Gaylord water and sewer systems. These suppliers (with the exception of the Gaylord systems) are faced with the task of providing services to a relatively low density, dispersed population. The most widely distributed service is electricity, provided by Consumers Power and Top-a-Michigan Rural Electric. Electrical service has expanded rapidly over the past 10 years and there is a general feeling that requirements could double by the year 2000. At the present time, there are no problems envisioned in regard to expanding service to new users and meeting future demands. Natural gas is provided to portions of the county by the Michigan Consolidated Gas Company. Gas is supplied by a pipeline which generally follows Interstate 75, providing service to the Waters, Gaylord and Vanderbilt area. Expanded service would be possible to developed locations near the existing service area, but the cost of extending lines makes service beyond this area unlikely. Bottled gas, provided by private suppliers, is widely used for heating and cooking in portions of the county located away from the natural gas line. Gaylord's water and sewer system currently serves the City of Gaylord as well as developed areas immediately adjacent to the city. The water system has been expanding at approximately 15% per year with current average daily usage at 550,000 gallons. The existing collection system could adequately meet increased needs, the water distribution system has been expanded and improved to meet the increase in demand. It is expected that most new service required in Gaylord will be for commercial uses, with little room for residential expansion in the city. The city's wastewater treatment facility currently handles 480,000 gallons of sewage per day, with a capacity of 850,000 gallons. This system was constructed in 1988 and should have a useful life of 20 years. In January 1986, the City of Gaylord was awarded an Environmental Protection Agency (EPA) Grant for 3.5 million dollars for construction of a new wastewater treatment facility. A Federal Housing Administration (FHA) loan of 3.4 million dollars was secured by the City of Gaylord for the balance of the total cost of the project. An existing odor problem was eliminated completely with the new treatment facility. The remainder of the county is served by individual wells and septic tanks. In recent years, approximately four to five hundred permits for wells and septic systems have been issued each year. In most portions of the county there are few 26 �problems associated with those systems. In the Johannesburg area heavy clay soils often require extensive digging before an adequate disposal area can be established and this could limit residential expansion. The areas around many of the county's major lakes and along Old 27 south of Gaylord have been extensively developed, often creating problems in maintaining proper levels of water quality. Careful consideration must be given to protecting the county's water resources from the effects of residential, commercial and industrial development. Adequate drain fields and proper maintenance of septic systems are important elements in safeguarding water quality and should be closely monitored. New developments should include provisions for nandling household waste efficiently and adequately. Continued growth should not be stifled by environmental restrictions but must be located and designed so as to best fit in with the character of the county while having a minimal impact on the area's resources. 27 --- - - - -- - - - �II. RECREATIONAL INVENTORY • Recreation activities are a key factor in establishing the character of the City and County. As stated earlier, state forest land accounts for over 90,000 acres within the county, or 27% of the total land surface. These lands are located primarily in the northeast and southeast sections of the county, along the southern border and west of Otsego Lake. There are seven state forest campgrounds, providing over 150 campsites, located within the county. Hiking, cross-country skiing, boating, canoeing and fishing are other primary public uses of the county's state forest lands. The county's water resources also play an important role in recreation activity. Public facilities on the lakes include the Otsego Lake State and County Parks. The state park is located along the southeast lake shore and includes over 200 campsites on 62 acres with easy access to Otsego Lake for boating and fishing. The county park, on the lake's northwest shore, provides facilities for picnicking, boating and extensive day use, and camping. Many other smaller lakes are located throughout the county, especially through the southern sections. These are used both during the summer months (for boating, skiing, or fishing) and, less intensely, during the winter months (for skating, cross-country skiing or ice fishing). In addition to the lakes, Otsego County has an extensive system of rivers and wetlands. The Sturgeon, Pigeon and Black Rivers all originate in the central portion of the county, while the north and middle branches of the AuSable flow through the southern sections of the county. These rivers offer many opportunities for fishing and canoeing. As with the County's lakes, property along these rivers is valuable for residential purposes. Currently there are no special guidelines for protecting the county's water resources from misuse or over development. This should be an important element in efforts to maintain the character of the area. Other facilities located throughout the county provide a wide range of recreation opportunities. There are some public recreation facilities that are currently lacking within the county, however. There is no public indoor swimming facility, for instance, and no community auditorium. It might be possible to combine these facilities at one central location with additional space for public recreation such as tennis, racquetball or meeting rooms. A facility of this nature could serve a wide range of purposes for all county residents. 28 �In addition to a centralized activity site, recreational opportunities could be increased by developing several smaller, less intensive ~ites throughout the county. These could offer opportunities for hiking, cross-country skiing and nature study and could be developed to complement the current distribution of parks and play fields. In addition to public facilities available for recreational use, the county has a wide range of privately operated facilities including ten golf courses, two downhill ski areas, swimming pools, riding stables and campgrounds. These facilities are generally located near Gaylord and either M-32 and Old 27 and serve local residents along with seasonal residents and visitors. ~ Beyond private and public facilities for recreation, considerable activity takes place on private, individually owned property. Snowmobiling, hunting and cross-country skiing are seasonal activities that are popular throughout northern Michigan, both for people living in the area and for those traveling from southern Michigan or the Midwest and Canada. 29 �RECREATION PARKS AND FACILITIES BAGLEY TOWNSHIP Name Facilities Available ownership Otsego Lake County Park 27 acre park with 500' sand beach; 40 campsites; pavilion, boat launch, playground, picnic tables, park store County Dixon Lake Public Fishing Site Boat launch fishing, swimming Township Pleasant View Public Access Site Otsego Lake used for swimming Township Otsego Co. Airport Two Softball diamonds Township KOA Kampground 130 camping sites; swimming pool, store, playground, movies, miniature golf, hiking and bike trails, laundry, restroom and showers, playground Private Northland Sportsman's Club Skeet shooting, archery range, rifle range, and meeting hall Private Norden Hem cottages; cross-country ski trails; horseback riding Private Ray MacMullen Memorial Park Five acre park donated to little league; baseball fields, picnic tables Michaywe' 18 hole public golf course, downhill ski area with nine slopes; seven miles of cross country ski trails; travel trailer resort with sixty densely wooded acres for camping; store, playground laundry, ice, showers, movies, planned activities, miniature golf, bike rental, open year-round Private Fireside Softball diamonds Two softball diamonds Private Dr. Roberts. Libke Memorial Fields Three softball fields County 30 �Approximately seven miles of riding and bike trails; cross country skiing trail in southeastern part of the township State Riding & Hiking Trail Horseback riding; hiking, crosscountry skiing (part of county trail) approximately 14 miles in township State Big Bear Lake Public fishing site and camP,ground including cottages State West Twin Lake Public fishing site State JohannesburgLewiston High School Baseball/softball field, football field, tennis courts, basketball court, ice rink, play equipment, track state Big Lake Public Fishing Site State Emerald Lake Public Fishing Site State Big Bass Lake Public Fishing Site State Lower Chub Lake Public Fishing Site and Campground State Riding and Hiking Trail Approximately nine mile trail of hiking, riding and crosscountry skiing State Pigeon River Forest Campgrounds campsites in densely wooded scenic area, fishing State Pickerel Lake Trout, bass and panfishing; camping, swimming, trout fishing, camping, picnic tables State Pigeon Bridge Forest Campgrounds Trout fishing, camping picnic tables State Public Fishing Sites on the sturgeon River at Vanderbilt Road and the Sturgeon Valley Road and other locations; on the Black River near Black River Road State Riding and Hiking Trails CHARLTON TOWNSHIP CHESTER TOWNSHIP CORWITH TOWNSHIP 31 �. J Round Lake campground and fishing area; swimming state Pigeon River State Forest Scenic, densely wooded area with numerous state campgrounds, lakes, rivers, public fishing areas; including several miles of hiking or cross-country ski trails, has the only elk herd east of the Mississippi River State Ski resort with 12 downhill slopes and cross-country ski trails; hotel and lodge accommodations, golf course currently under construction Private DOVER TOWNSHIP Sylvan Resort ELMIRA TOWNSHIP Gaylord Country Club Privately owned club with 18 hole golf course Private Elmira Elementary School Gymnasium, two softball diamonds, playground Gaylord Community School Gaylord Schools' Plantation 80 forested acres owned by Gaylord School District, forestry studies, hiking trails Gaylord Community School Wilderness Valley 18 hole public golf course; cross-country skiing Private Lake Manuka Public campground and fishing sites State Public Fishing Sites Located on the Manistee Rivers in the extreme southwest part of the township State Frank H. Wilkinson Roadside Park Seven wooded acres with stream; 10 picnic tables located on US 27 State Five Lakes Study Area Owned by the Gaylord School District; 20 acres with biological center, hiking trails Gaylord Community Schools HAYES TOWNSHIP LIVINGSTON TOWNSHIP 32 �Otsego County Fairgrounds Five exhibit barns, race track, horse barns, mid-way booths, grandstand County Alpine Center 10 kilometers (6.2 miles) of cross-country skiing County Hidden Valley (Otsego Ski Club) Membership only - 13 downhill ski slopes, 8 miles of crosscountry ski trails, 18 hole public golf course Private OTSEGO LAKE TOWNSHIP Michaywe' Hills Golf Course Located partially in Bagley Twp. Otsego Lake State Park 62 acre park with 203 campsites, 1000' sand beach, boat access State Arbutus Beach Private (residents) beach on Otsego Lake Private Hear Lake Public Fishing Site State Big Bradford Lake New camping sites presently under construction Public Fishing Site Private State Lake Marjory camping, public fishing site State Riding and Hiking Trail Approximately 8.5 miles of state-owned trail for riding, hiking and cross-country skiing State Edna Schotte Memorial Park Pavilion, picnic tables, playground, hiking trails, restrooms, grills, fountain ~ . . Private Township VILLAGE OF VANDERBILT Vanderbilt Memorial Park Two tennis courts, playground equipment, six picnic tables Village Vanderbilt School Indoor basketball court, baseball diamond, football field, hiking trails, forestry study area, picnic area. Vanderbilt Schools 33 �CITY OF GAYLORD (See Figure 8) 1 Alten Zimmer Senior Citizens meeting place, square dancing, recreational activities, Housing units - subsidized 2 Aspen Park Natural area, three picnic tables, two tennis courts, hiking, crosscountry ski trails, wildlife pond City 3 Freel Park Picnic tables, grills and pavilion City 4 Gaylord Bowling Center Bowling, three softball diamonds, horseshoes Private 5 Gaylord Community Center Area 6 Gaylord High School Basketball court (indoor); baseball diamond, football field, track 7 George Dumas Park Playground equipment, eight picnic tables City 8 Hale Park Picnic tables and benches City 9 Hockey Arena Outdoor ice rink for hockey, maintained by Hockey Association City & Private 10 Monseigneur Kaminski Park Little League Field - St. Mary's Private 11 North Ohio Elementary Playground, gymnasium, two softball diamonds 12 Otsego Health Club Membership only, six racketball courts, weightlifting, exercise courses, racquetball, walleyball, pool, two tennis courts 13 South Maple Elementary Playground and gymnasium 14 st. Mary's School Indoor basketball court, baseball diamond, football field, playground equipment 15 City Property Numerous Soccer Fields Indoor and outdoor facilities; tennis, skating rink, pool tables, ping-pong, etc. 34 Ot. County Council on Aging City Of Gaylord & Otsego County Gaylord Community Schools Gaylord Comm. Schools Private Gaylord Community Schools Private Gaylord Soccer Assoc. �CITY RECREATIONAL PARKS ANO FACILITIES: The City of Gaylord has four (4) parks within the City limits; Aspen Park, Ooumas Park, Freel Park and Hale Park. The City also has the land area surrounding Otsego County Community Center and property located near Fairview Cemetery. With the exception of Aspen Park, which contains 58.22 acres, the remaining City parks range in size from less than a regulation City lot to several City lots. The smallest of the parks is Hale Park, located along Business Loop 27, consisting of some trees, a picnic area and park benches. This park is viewed mostly for it's ascetics value. Ooumas Park, ldcated at the intersection of Fourth Street and South Maple Street, is used by a large number of residents of the City, County and tourist alike. This park provides picnic tables, playground equipment, and is moderately wooded. Freel park, located between Huron and Mitchell Street, is an open area providing both picnic areas and additional playground equipment. With the recent addition of the new playground equipment located at Freel Park, use has been increased significantly. Aspen park, consisting of 58.22 acres, is the most recent addition to the City Park system. As a contingent upon purchase of the property for this park, the City had to install two (2) tennis courts and name the park "Aspen Park". This 100 acres was initially purchased in 1986 for two reasons. These being the natural beauty of the area and the City wastewater fac i lity needing an additional 30 acres as a spare drain field. In 1987, the City did install the two required tennis courts to meet the deed restriction on the property. In 1988, the City Planning Commission was given the task of devising a Recreational Plan for the park. After much discussion and study, the Planning Commission asked and received help from the Soil Conservation Staff located at the Alpine Center and Gaylord Public School System. Initially, the Soil Conservation Staff did a complete inventory of the trees and other physical characteristics of the park and provided a significant findings of fact to the City Planning Commission. Many of the items in the city Recreation Plan have been further developed from this Soil Conservation study. It has been agreed upon by the City Planning Commission and the Gaylord City Council to keep the park as natural as possible. During the summer of 1989, the Michigan Youth Corp was employed by the Soil Conservation District to establish new walkways, clean up old fencing and provide other work as dictated by the Soil Conservation Staff. 35 �The Community Center land area, owned by the City, consists of some very minor playground equipment, two tennis courts that were constructed several years ago, and an outdoor basketball court. This area is used during the winter for a skating rink area. There is also a shuffle board located on the Community Center property that has not been utilized in the past several years. The Otsego County Community Center located on this parcel of property has been recently renovated by County-wide tax milage voted for this purpose. Included within this facility is a new indoor basketball court, ping-pong and other games as such. The area located across from Fairview Cemetery and directly north of the North Ohio School has been utilized for several recreational needs in the past. The current use includes an unsheltered hockey arena operated by the Otsego County Hockey Association. The area has also been used for BMX bikes, baseball and soccer. 36 �RECREATION PROGRAMS PROGRAM SPONSORS PROGRAM NAME Adult Education Gaylord Community Schools Alpenfest Chamber of Commerce Bingo Elks, Eagles, Knights of Columbus, st. Mary's Cathedral Boating Safety Sheriff's Dept. Church Slow Pitch Softball Church League ~ssoc. & Parks & Recreation Community Band Community Education Gaylord Community Schools Cross Country Ski Lessons Wilderness Valley Down-Hill Ski Lessons Sylvan Resort and Michaywe Historical Society 4-H Program Cooperative Extension Horse Programs 4-H Hunter Safety Sheriff's Dept. & Sportsman Club July 4th Festivities Johannesburg, Vanderbilt, Otsego Lake Association Little League Baseball, Senior Div. League Minors League Little League Organization Mark Mellon Memorial Triathlon - Summer Alpine Striders Medallion Snowmobile Marathon (Winterfest) Chamber of Commerce Model Airplane Program Unsponsored Oktoberfest Chamber of Commerce 37 �Otsego Health Club: Aerobics, swimming, gymnastics, Jr. Racketball program, Racketball League, Wallyball Leagues Private Otsego Lake Fishing Contest Northland Sportman's Club Senior Citizens Council of Aging Slow Pitch Softball Slow Pitch Assoc. & Parks & Recreation Soccer Alpine Youth Soccer Association Square Dancing Council of Aging Starker-Mann Biathlon Chamber of Commerce swimming Classes Red Cross Winterfest Chamber of Commerce Ice Skating Lessons City of Gaylord 38 �CITY COUNCIL Ernest Grocock, Mayor Patrick Mankowski William E. Thall Luke E. Noss Eugene Niedzwiecki Scott Dunn Tom Nelson -· CITY PLANNING COMMISSION Sandra (Toni) Brown, Chairperson Gerald Campbell Norm Brecheisen Kellie Galer Leona (Sam) Titus Maude Gilmore Douglas Squires Steve Swan Terra Deming 39 �III. ADMINISTRATION The City of Gaylord is organized under the "Council Manager Plan". Both operating and staff departments are under the control and direction of an appointed manager. The City Manager is ultimately responsible for ensuring recreation policy of the City Council is carried out. The City Planning Commission serves in an advisory capacity ' to the City Council. The function of the Planning Commission includes, but is not limited to, all of the following functions: Planning - to provide a systematic means of planning the location, acquisition, development, and maintenance of a system of parks, recreation and ·open space areas, facilities and activities within the City. Definite criteria for inclusion shall be adopted and revised periodically to keep pace with changing demands and habit use patterns. Development - to provide those activities and facilities commensurate with the needs of the people. All development should be carefully planned and be of a durable nature to minimize maintenance. Funding - to explore and utilize every means of financing that is available to the Commission including federal and state matching fund programs, general obl.i gation bonds, general funds, fees and charges, if justified, and gifts and donations. General Administration - to employ qualified and competent personnel to achieve the above functions of the park systems, and to maintain and establish the necessary procedures for maintaining an accurate accounting of all funds utilized by the Commission. The City Manager recommends and the City Council approves the annual budget for the Parks and Recreation Department. The current budget for 1990-1991 is provided following this section. Operation - to provide the necessary personnel to operate the parks as effectively and efficiently as feasible. Adequate supervision should be provided at all areas to protect the facilities and to insure the equal opportunity for enjoyment of all users. Maintenance - all parks and facilities will be maintained in a clean, neat, sanitary and orderly manner, to protect the public health, safety and enjoyment of its users. 40 �Programming of the facilities is handled through the annual operating budget which groups the Recreation Department as a "General Fund" item. An important distinction to be made is that the Parks ~nd Recreation Department function is not confined to a user-charge, self sustaining mode, but are provided on a City wide basis, and to outside residents at no charge. The City of Gaylord is the only City in Otsego County. Serving as the County seat it is essential the City and County work in close harmony. The County employs a full-time recreation director. The careful utilization of funds dictate this director utilize both City and County facilities. This arrangement has worked very well and will continue as long as this utilization is succesful. The Planning Commission makes their recommendations for recreation planning directly to the City Council. The Planning Commission initiates input from the citizens of Gaylord whether it be through formal public hearings, notice through the local media, which generates informal input, and task groups consisting of planning members, school officials, soil conservation experts and Gaylord citizens. Through formal approval the City Council adopts recommendations of the Planning Commission for recreational policy. By adopting the annual budget the City Council approves the administration of the recreation plan. To approve the annual budget a public hearing must be held which allows citizens an additional opportunity for input of recreation administration and policy. The City Manager is responsible for the parks and recreation administration once the annual budget is adopted. All operations and maintenance must be carried out as the adopted budget dictates. The public works foreman coordinates City Public Works employees and volunteer efforts to ensure all maintenance in the park system is completed systematically. Part-time employees are hired for specific needs such as the ice skating program and supplemental maintenance as dictated by the City Manager. METHODS OF MAINTENANCE AND RECREATION BUDGET All maintenance and capital expenditures are funded by City General Tax money. The budget is allocated from the operating levy of the City of Gaylord annually. The amount of the annual City Budget for parks and recreation varies depending on projected capital purchases, such as land or new playground equipment. Other funding sources are service clubs and private donations from the area. 41 �CITY OF GAYLORD RECREATION PLANNING PROCESS AND ADMINISTRATIVE STRUCT~E Voting Ctt lzens I I -'- Mayor City Council Members ~ I I _I_ Annual Budget I I --------------'---------------I I I I _,_ _I_ City of Gaylord Planning/ Park Recreation Conmission +' r-' Ul City Manager/ Director of Parks and Recreation I I -'- Park Factl lty/ Maintenance I I _,_ t-tj H ::u M w . Public Works Department C) c-: Volunteers I I ________ ,________ I I I I Ful 1 Ttme Staff Part Tlme Staff -'- -'- �PARKS & RECREATION BUDGET 89-90 BUDGET 90-91 90-91 REQUESTED APPROVED EXPENDITURES Salaries & Wages Fringe Benefits $ 5,000 0 $ 5,500 2,200 $ 5,500 2,200 Supplies 2,000 2,200 2,200 Materials 3,000 3,000 8,000 Contractual Services 1,000 5,000 0 0 0 0 1,000 0 1,000 Electric 200 200 200 Heat 100 0 0 4,000 4,000 4,000 0 0 0 Telephone Expense Contractual Service Equipment Rental Land Purchase TOTAL $15,300 $ 22,100 $ 22,100 REVENUES General Fund $ 22.100 42 �IV. DEFICIENCIES AND NEEDS • conducted in January 1984 by the City of Gaylord A survey was and asked several questions pertaining to recreation as part of a much longer survey. The 1984 City survey (January 1984) was delivered to each household in the City of Gaylord. It offered residents an opportunity to "vote" on their preference as to several options of recreational activities or to write in other recreational facilities/activities that they preferred. As obtained from the results, residents of Gaylord were mostly in favor of bicycle paths, a city-owned swimming pool and an activity center for teenagers and young adults. By contrast, residents also indicated that they were most opposed to additional baseball diamonds and a city-owned swimming pool. Residents were also given the opportunity to write in a recreational activity of their choice that they think the City ought to provide. Although there was a wide range of answers, the most common answers were for an ice skating rink and for tennis courts. Some people were in favor of tennis courts in summer that could be converted to an ice skating rink in winter. The survey of 1984 conducted by the City of Gaylord had several questions dealing with recreation. The preference for an activity center, a city-owned swimming pool (the survey did not specify indoor or outdoor), and bicycle paths were indicated to also be used for hiking and cross-country skiing. Residents were most opposed to additional baseball diamonds and lighting of a second baseball diamond. Secondly, residents were opposed to a city-owned swimming pool. Thus, residents are divided on the issue of a swimming pool owned by the city. 43 �V. LONG RANGE GOALS The role of the city of Gaylord is to acquire, develop and maintain parks, recreation areas and open spaces. In addition, Gaylord should plan and coordinate local neighborhood and community facilities with cooperation of the County and Schools. Cooperation with the state and federal planring and coordinative activities is a necessity. Coordination with the Gaylord Community Schools has included adoption of a park-school concept of a park site adjacent to the schools. Furthermore, Gaylord shall encourage ciose coordination with local and county intermediate school districts responsible for special education programs to extend their programs to include leisure non-school activities and facilities for handicapped students and their families. The responsibility of administering the City Parks and Recreation Program shall be that of the City administration. The Planning Commission shall keep the City Council informed of its programs, policies, procedures and objectives. In addition, the goals of the City are: - To provide recreational facilities that are accessible to all residents. - To provide recreation sites which will accommodate a variety of activities for diverse interests as well as diverse incomes. - To provide park sites which will accommodate daily use. - To provide a large enough facility so that residents and tourists alike can be accommodated. - To maintain communication between the Planning Commission and the city Council. - To maintain orderly economic/industrial growth so that it is not detrimental to the natural environment of the City and surrounding townships. 44 �I. I i. I 44a FIGURE 3 �VI. SHORT TERM OBJECTIVES Five Year Plan ASPEN PARK 1991 Asphalt road to eliminate severe erosion problems and provide easier access to picnic areas. $25,000 (2,000 Local) (23,000 Grants) 1990 Erosion control and landscaping provided around newly constructed tennis courts. $5,000 (1,000 Local) (4,000 Grants) 19901991 Walkways cleared for foot path only (especially through hemlock area). $2,000 (2,000 Local) PLANTATIONS: 19901991 Establish interpretive area showcasing managed and unmanaged stands, thin every third row and prune to 17 feet to illustrate wise forest management on a few acres, this project coordinated with local school system. $2,000 (2,000 Local) MIXED HARDWOOD STANDS: 19911992 Trees, shrubs and groundcovers identified along trails. Highlight signs of wildlife (beaver cuts, wildlife dens, woodpecker holes, etc.) $1,000 (1,000 Local) OPEN FIELDS: 19901991 Encourage deer and small animals by creating food plots or mowing grass once per year. At northeast opening, plant windbreak of shrubs and conifers for cover. $1,000 (1,000 Local) 1990 Prune trees in existing pathways to accommodate bicycle paths, cross-country skiing and hiking trails. $16,000 $1,000 Local) $15,000 Grants) 1993 Improve parking area for picnic area and tennis area. $2,000 (2,000 Local) 1990 Erect gates to limit access. $2,000 (2,000 Local) 45 �----- \ - · - PtitYK Bo1,n1olr~ --fwo1r'1cK ~M --#ik.i~ 1rttil 45a L _____.: .; FIGURE 4 �1992 Construct erosion control barriers on two-track going through plantation down to pond area. $1,250 (1,250 Local} 1990 Signs installed notating park name and park rules. $1,500 (1,500 Local) 1990 Mark all corner survey points to better illustrate property boundary lines. 19901995 Purchase property to boundary line to include all of Scott's pond and along boundary to further preserve natural beauty of the area.. -. Donation $300,000 (225,000 Grants) (75,000 Local) DOUMAS PARK 1992 Additional picnic tables. (Utilizing recycled plastic) $2,000 (500 Local) (1,000 Grants) (500 Donations) 19901991 Landscape new playground equipment. $500 (500 Local) 19901991 Reseed grass. $250 (250 Local) 19901995 Purchase additional playground equipment. (Toddler) $12,000 (2,000 Local} (10,000 Grants) 1991 Replace drinking fountain. $450 (450 Local) 19941995 Pave parking lot. (Correct erosion problem) $10.000 (2,000 Local) (8,000 Grants) 46 ��FREEL PARK 19921993 Purchase more playground equipment to be placed at south end of the park. (Toddler) $15,000 (2,000 Local) (13,000 Grants) 19901995 Continue to landscape entire area. $2,500 (2,500 Local) 1992 Additional picnic tables. (Utilizing recycled plastic) $2,000 (500 Local) (1,000 Grants) (500 Donations) HALE PARK 19911992 Replace park benches and picnic tables using table and benches manufactured from recycled products. $3,000 (3,000 Local) 1991 Continue to landscape. $750 (750 Local) 1992 Drinking fountain. $500 (500 Local) 47 �fral ~vk. �47b �The staff would like to extend our "thanks" to the following for their help in compiling the Recreation Plan. citizens of Gaylord City Council City Planning Commission Gaylord Community Schools Michigan Employment Security Commission Northeast Michigan Council of Governments Otsego County Parks and Recreation Otsego County Planning Commission Otsego County Soil Conservation District 48 � 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 Gaylord_Recreation-Plan_1990 Creator An entity primarily responsible for making the resource City of Gaylord Planning Commission, City of Gaylord, Otsego County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1990-06-14 Title A name given to the resource City of Gaylord 1990/1995 Recreation Plan Description An account of the resource The City of Gaylord 1990/1995 Recreation Plan was prepared by the City of Gaylord Planning Commission and was adopted on June 14, 1990. Subject The topic of the resource Recreation--planning Gaylord (Mich.) Otsego 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/3ca509aa34c346ed3643352542032e8b.pdf b1e120f3f361ac2f32e34ed672f93a71 PDF Text Text - �I II I I I I II I I I I I I I I I I I I A Preliminary Report Upon THE COMPREHENSIVE PLAN Gaylord, Michigan Prepared for the CITY PLANNING COMMISSION AND THE CITY COUNCIL The preparation of this report was financially aided through a Federal Grant from the Urban Renewal Administration of the Housing and Home Finance Agency under the Urban Planning Assistance Program authorized by Section 701 of the Housing Act of 1954, ~s amended, administered by the Michigan Department of Economic Expansion. By Harland Bartholomew and Associates Planners, Engineers and Landscape Architects Saint Louis, Missouri September, 1965 �I I I I I I I I I I I I I I I I I I I HARLAND BARTHOLOMEW AND ASSOCIATES PLANNERS. ENGINEERS· LANDSCAPE ARCHITECTS 1030 PIERCE BUILDING Ill NORTH FOURTH STREET SAINT LOUIS 2. MISSOURI CAa.Pl!LD 1·1107 CAILE ADDl!S! , HAR.PLAN September, 1965 City Planning Commission Gaylord, Michigan Gentlemen: We are pleased to submit the following Preliminary Report on the Comprehensive Plan for the City of Gaylord. As this is a preliminary report, it should be carefully reviewed by the Commission, the City Council and other city officials. The report includes a review of existing conditions for all planning phases and sets forth preliminary plans and projections for the economy, population, land use, thoroughfares, business district and community facilities. Regulatory measures are discussed in this report and the recommended text for zoning and subdivision regulations are contained as appendices. The utilities studies and capital improvement program will be presented in a separate report following review of the plans in this report. We wish to gratefully acknowledge the cooperation and assistance we have received during the preparation of this report. Respectfully submitted, ::;;;;:~~J:::1 Malcolm C. Drummond Associate Partner ST. LOUIS ATLANTA MEMPHIS '-..._,_ WASHINGTON �I I I I I I I I I I I I I I I •~ TABLE OF CONTENTS INTRODUCTION. . 1 • • . . . . • • • • . CHARACTERISTICS OF THE COMMUNITY • • Historical Background. . . . Geographic Location. . Economic Background. . . .. LAND USE PLAN . • Existing Land Use Pattern Dwelling Unit Distribution • • Future Land Use Needs •• Land Use Plan • . • • • • . . . . . . . . . . .. . . .. .. .. .. .. . . . . . . . • . • . • • • • • . . . 11 . 11 . . . . . 15 . . . . . . . • • • . • • . . .• . THOROUGHFARE PLAN. . . . . . Present Street System •• . . . Traffic Patterns • • • • . • • . Proposed Thoroughfare Plan • . • • • . . . • . . . . . . • . . . . . . .. . . • • 3 3 5 5 • . 15 . . 16 . . . . 21 . 21 . 23 • 24 THE CENTRAL BUSINESS DISTRICT • • • • . ,.. • . 27 Land Use Pattern • . • • • • • . • • • • • • • • • 27 Street Pattern . • • • • . • • • • • • • • • . • • 28 Parking Facilities • • • • • • • • • • • • • • • • 29 Development Plan for the Business District, .33 • • 37 .37 .40 COMMUNITY FACILITIES . • • • • • • • . • Existing Community Facilities Community Facilities Plan • • • • REGULATORY MEASURES . • • • • • • • • • • • • • • 45 Zoning Regulations. . • • • • • . • • . • • 45 Subdivision Regulations . • • • • • • • • • • • . 50 PLANNING IMPLEMENTATION . • Administration of the Plan • • • • Immediate Objectives for Planning City Council Program . • • • . . . Public Understanding and Support. • • .. . . . . . . . • • . 53 . . . 53 Implementation.54 • • • • . • . . 55 • • • • • • • • 56 APPENDIX A - PROPOSED ZONING ORDINANCE APPENDIX B - PROPOSED SUBDIVISION REGULATIONS �I I I I I I I I I I I I I I I I I I I INDEX TO PLATES Plate 1 2 3 4 5 6 7 8 9 Land Use - 1965. . . • . • • . • • • • . . . • • Distribution of Dwelling Units - 1965 and 1985 Land Use Plan - 1985 . . • • • • • • • Zoning District Map. • • • • . . . • • • . • Traffic Flow - 1965. . . • • • • • • • • Major Street Plan . . • • • • • • • • • • • • • • General Standards for Major Thoroughfares • • • • Business District Plan . • • . • • • • • . • Community Facilities Plan. . • • • • • • • • 11 15 16 48 23 25 25 33 40 INDEX TO TABLES Table 1 2 3 4 5 6 7 8 Economic Characteristics • • • • • • . . • • • • Population Trends and Projections. • . • • • Existing Land Use in Gaylord. • •••••. Land Use and Population Ratios. • ••••• Future Land Use Requirements. • • • • • • Existing Major Street Data • . • • • • • • • • • Percentage of Vehicles Parking by Time Periods. Existing and Proposed Community Facilities . . • 4 8 12 14 19 22 30 43 �II I I I I I I I I I I I I I I I I I I INTRODUCTION Gaylord is a growing .· community in the center of a rapidly developing area. Increased trade ·activity and industrial development. are expected to accompany this growth. The present population of 2,600 persons is expected to increase to nearly 5,000 persons of permanent population by 1985. The Comprehensive Plan contemplates consi-derable development in the surrounding areas represented by continuous development .of summer homes, resorts and recreational facilities. The Comprehensive Plan is designed to guide this growth in Gaylord during the next 20 years. The major purpose of the plan is to fully capitalize on the community's potential. Gaylord, as the center of a growing tourist area, is advantageously located in relation to major metropolitan centers. The area possesses resources in access and transportation, in industrial sites, and in a well-established residential and commercial center. The area should be able to successfully compete with other communities in other counties for these developments. If the community develops without proper planning and services, the haphazard result could gradually discourage new growth. On the other hand, a well-designed and efficient community can assure a promising future and attract new growth. Satisfactory living and working conditions in Gaylord are essential to its growth if it is to achieve its potential as a city of 5,000 in the center of a growing area. These optimum conditions cannot be obtained by providing public improvements to the expediency of the moment or by allowing all private development to take place at the whim of the individual. There must be a publicly accepted, overall comprehensive plan to coordinate all public improvements and to direct private development. By using the plan as a guide, duplications, waste and lessened standard developments can be avoided. Gaylord has had many changes in the past and will continue to change in the future. The plan should serve as a guide for these inevitable modifications to direct the building of new homes, new plants, new businesses, and expanding community facilities. The plan calls for the development of an improved central business district, a large highway-oriented commercial area, an industrial complex along the Interstate Highway, new residential areas to the north and southeast, a new elementary school, several park areas, and a new city-county building, all coordinated for the development of a modern community. The Comprehensive Plan for Gaylord is primarily concerned with physical improvements, public facilities in the form of �- 2 - streets, highways, airport facilities, parking lots, public buildings, schools, parks, sanitary and storm sewers, water lines and private developments . such as the use of land, construction of buildings, division of land and the appearance and maintenance of property. Public improvements are directed by a thoroughfare plan, a community facilities plan, and the like. Private improvements are controlled by zoning, subdivision,building, and other regulatory ordinances and by .the land use plan. These plans and regulations are the basic components of the Comprehensive Plan. �• •I 'I I I I I I I I I I I I I I I - 3 - CHARACTERISTICS OF THE COMMUNITY Historical ~ackgr6und Gaylord was organized as a village in 1881 and incorporated as a city in 1921. Gaylord has always been progressive in the provision of public services, as evidenced by its development of a public water distribution system almost from the very start. The courthouse was built in 1891, the first electricity arrived in 1897, the first streets were paved in 1921, and the sewer system was started in 1933. The only bank in Otsego County was founded in Gaylord in 1893. The first railroad line from the south reached Otsego Lake Village in May, 1873, and Gaylord in July, 1873. With the advent of the railroad, the lumbering activity greatly increased since it was possible to transport much greater quantities of lumber. The pine lumbering activity soon reached its peak and then was nearly depleted by 1890. The first industry, other than saw mills, to come to Gaylord was the Detroit Iron and Furnace Company. This company built two charcoal kilns north of Gaylord sometime prior to 1890, however, they ceased production in 1896. The Dayton Last Block Works was started in 1891. This industry used maple lumber for ten pins and blocks and was a major industry for a number of years, employing about 30 people. The company went out of business about 1931. The Jackson and Wylie Company of Sagin~w, a . hoop and stay mill, was also started about 1890 and continued in business until about 1915. In 1905, an east-west railroad from Boyne City to Alpena with a daily total of four passenger trains, in addition to the freight trains, came to Gaylord. During the period from 1910 to 1915, there were 14 passenger trains stopping at Gaylord each day. Industry was also active in the period shortly after the turn of the century. The Gaylord Manufacturing Company, specialists in the manufacture of wagons and logging sleighs, operated from approximately 1900 to 1915 and reached its peak about 1908. An automobile factory manufacturing the "Gaylord 3~' started about 1910, but was in business only for a few years. The Saginaw Wood Products Company operated from about 1915 to 1922. The 1930's saw little development in the area; however, in 1941 both the Higgins Industry, Incorporated and the Hidden Valley Ski Club came to Gaylord. In 1945, the Standard Products Company located in Gaylord and the O. W. Rowley Company was established in the area. �I I I I I I I I I - 4 - Table 1 ECONOMIC CHARACTERISTICS Gaylord, Michigan Retail Trade - 1963 - Gaylord Establishments • • • • • • • • • • • 76 (62 with payroll) Retail Sales~ • • • • • • • • • • • • • • • • $10,587,000 Payroll • • • • • • • • • • • • • • • • • • • $1,041,000 Selected Services - 1963 - Gaylord _ Establishments • • • • • • • • • • • 46 (22 with payroll) • • • • • • • • • • • $819,000 Sales • • • • • • • • • • • • • • • • • • $164,000 Payroll • • • • • • • • Wholesale Trade - 1963 - Otsego County Establishments. • • • • • • • . • • • • • -. -• • • • 23 Sales • • • • • • • • • • • • • • • • • • $9,600,000 Payro 11 • • • • • • • • • • • • • • • • • • •. • . $412, 000 Manufacturing - 1958 - . Otsego County Establishments • • • • • • • • • • • • • Value Added by Manufacturing • • • • .. .. •. . . . . 18 $3,548,000 Agriculture - 1959 - Otsego County Land in Farms • • • • • • • • • • • • • • • 69,000 acres Number of Farms • • • • • • • • • • • • • • • • • • • 288 Total Value of Farm Products Sold • • • • • • • $643,000 Employment - 1960 - Otsego County Agriculture, Forestry • • . . . . . . .. . . . . . . 212 Construction. .• • • • • • • • • • • • • • • • • • • .184 Manufacturing • • • • •. • • • • • • • • • -• • • • • • 579 Transportation, Communications and Utilities • • • • • 75 Wholesale and Retail Trade. • • • • • • • • • .• • • • 479 Finance, Insurance, and Real Estate • • • • • • • • • 59 · Public Administration • • • • • • • • • • • • • • • • 156 Business Services and Miscellaneous • • • • • • • ~, .676 2,420 Source: U. S. Census, 1958, 1959 and 1963 I I I I I I I I I I I I I I I I I I I �I I I I I I I r GAYLO~D I I I I I I I I I I I I u.s. INDl,.NA GE ·r~~N E- GKA HIC CITY PLANN ING COMMISS1or..; GAY LOi.D. MICH IG A t,J TH( Pll•AlA10N Qr 11-1!1 MM WA~ IINMIC l-"lLY AJ0(0 lHlOUGH A rtO!l"l GlANl f l OM lH( or Uk&AN llN[WAL A0MINlillATION lli. ~ ING ANO HOM( /INANC( AG(N(l , UNOll IH( Ul· IAN JLANNJ,..G A~\l~lAN(t PlQGlAM ,\UlHOl· IHD IY !MCHQN 701 Of lM( HOU)ING >(1 Of 19~4. A~ AMlNOlO HARLAND BAlTHOLOMEW AND AIIOCIAT!S Cl1Y HAHNllt CIVIL INGIN!!l\, LAN05CM [ AlCH tlE CH SAI NT lOUIS, HP1 1,;01 MIHO U ll �I 'I I I I I I I I I I I I I I I I I - 5 - In recent years, Gaylord has gained distinction as a year~round tourist and resort center. Ski resorts operate in the winter; bunting and fishing facilities are available throughout the year. The development of summer homes and resorts on the many nearby lakes has grown steadily. Geographic Location Gaylord is strategically located in the northern part on Michigan's lower peninsula on Interstate Highway 75, the main north-south highway in the state, and on Michigan Highway 32, an important east-west road. Gaylord is within or close to a 70 mile radius of a large part of Michigan's tourist area, including Traverse City, Mackinaw City, Alpena and Houghton Lake. The larger cities of Grand Rapids, Lansing and Flint are within a 150 mile radius, and the major metropolitan areas of Detroit and Chicago are within a general proximity of 250 miles. In addition, improved transportation facilities have placed Gaylord and Otsego County in a favorable location to attract tourists from such metropolitan centers as Toledo, Indianapolis, Cincinnati and Louisville. Because of the area's central location in the northern part of the lower peninsula, and because of the lack of large cities in the area, Gaylord serves as a regional trading center for a relatively large area. Because of its favorable position on a good transportation artery, the Interstate Highway, Gaylord and Otsego County are able to attract tourists and economically transport manufactured products. Economic Background An analysis of the present economy of Otsego County and a study of future economic development has been developed as a part of the county plan. This study is contained in a report entitled, ''Background for Planning" and essentially include~ an economic study of Gaylord. The following section summarizes the economic background for Gaylord and the area. Some of the economic characteristics of Gaylord or Otsego County are shown in Table 1. Trading enterprises in Otsego County employ nearly 25 percent of the labor force; most of this employment is located within or close to the City of Gaylord. Boasting a total of 76 retail establishments realizing annual sales in excess of $10,000,000, Gaylord serves as the trading center for Otsego County and areas in adjoining counties. The Gaylord regional trade center is in competition with such cities as Traverse City, East Jordan, Boyne City, Petoskey, Alpena and Grayling. �- 6 - Since the area around Gaylord is recognized as a tourist center selected serv{~es are a vital part of the city's economic base. There were . 46 service establishments in the City of Gaylord in 1963 with annual sales in excess of $800,000. Gaylord also serves as a sub-wholesale trade center with 23 establishments realizing nearly $10,000,000 annually in wholesale sales. Although there has been a decrease in the number of farms and land utilized -in farms in recent years, agricultural activities are still an important part of the local economic base, as evidenced by a 1959 total of 288 farms within Otsego County earning $643,000 in farm products sold. In 1958, the value added by manufacturing through Otsego County local industries was $3.5 million. The five major manufactu~ing companies in the County - Standard Products, Higgins Industry, .0. w. Rowley Company, _a nd Gaylord Tool and Gauge have recently been joined by the U. s. Plywood Corporation~ which employs about 200 persons. By comparing this situation with the earlier one described under Historical Background, the emergence of a much healthier distribution of manufacturing establishments is apparent. From a low base in 1940, employment in manufacturipg in Gaylord ' increased by 300 persons to 1950 and increased ari additional 200 persons to 1960. Th.i s is attributable in part to greater manufacturing activity; but probably an . equally important factor has been the growing tourist trade. : While employment decreases in agriculture and the extractive industries have nearly equalled employment increases in manufacturing, there has been an overall employment increase of just over 50 percent in the 20-year period. The future economy of the Gaylord area will generally be an outgrowth of the existing base of the city and the county. Industrial employment will probably continue to increase in importance to the economic base. The county area is still relatively undeveloped from the standpoint of tourist activity and summer home development, but is favorably located so as to have the opportun-Uy to increase these developments. If Gaylord and Otsego County are to gain new· industry, it will be necessary for leaders of the community to actively engage in competing for new industries. The recently formed Industrial Development Corporation can do a great deal to further future industrial development within the area. Examples of the types of industries that could advantageously locate in �Ill i i II II i II rl I I I I I I I I I I I - 7 - the area include operations involving the assembly of relatively small products not requiring high transportation costs, fabrication of finished products, and wood-using industries. It is anticipated that all types of tourist activity will continue to be an important part of the economy and will continue to see growth in the future; however, most of this growth will probably occur in the development of new summer homes. With increases expected in basic employment and tourist activity, there will be a corresponding increase in retail trade and selective services. As Gaylord and Otsego County exper1ence growth, there will be a corresponding need for additional construction. Some growth in the construction and building materials industry may be expected. Wholesale trade is already at a relatively high level of activity and probably cannot be expected to experience much more growth. There is a possibility of tapping a maple syrup potential. There are also lime deposits and at least limited deposits of natural gas and oil within the county area. These resources may bold some potential for future development. Past population growth trends since 1900 for the City of Gaylord, Otsego County, . the state, and the nation are shown in Table 2. Both the state and the nation have had increases in population in every decade, though the rate of increase was the lowest during the 1930's because of the economic depression. Otsego County's growth has fluctuated over the years, but has steadily been increasing since the 1930's. The City of Gaylord has had a steady increase in population also since 1930, and the population bas increased from some 1,600 to 2,600 persons during this period of time. Projections of future population were prepared as a part of the Otsego Comprehensive Planning Program and are contained in a report on "Background for Planning". The population of Otsego County was projected as a relationship to projections of United States population and State of Michigan population. Projections for the populations for both the state and the nation are also shown in Table 2. Based upon several estimates, the County Comprehensive Plan indicates a 1985 population in the county of some 11,000 persons of permanent population. It is also expected that there will be a seasonal population of 17,400 persons, thus making 28,400 persons the total year-around equivalent population of the county. As a part of these county projections, projections were made for the population for the City of Gaylord. It is expected that by 1985 the total population of the city will be �I I I I I I I I I I I I I I I I I I I -:- 8 Table 2 POPULATION TRENDS AND PROJECTIONS Gaylord, Michigan City of Gaylord Gaylord Urban Area United States (1,000) 1900 75,995 2,421 6,175 1,561 1910 92,228 2,810 6,552 1,538 1920 106,022 3,668 6,043 1,701 1930 123,202 4,842 5,554 1,627 1940 132,165 5,256 5,827 2,055 1950 151,326 6,372 6,435 2,271 1960 179,323 7,823 7,545 2,568 2,960 1970 214,000 (1) 10,000 (2) 9,000 (3) 3,060 3,650 1980 260,000 (1) 12,500 (2) 10,400 (3) 3,540 4,340 1985 282,000 (1) 14,000 (2) 11,000 (3) 3,740 4,680 (1) (2) (3) · State of Michigan (1,000) Otsego County Year Projections by Bureau of Census, Series II Projections. Interpolation from ORRRC Judgment Projections. Estimated by Harland Bartholomew and Associates in "Background for Planning", Otsego County, Michigan. I I I I I I I I I I I I I I I I I I I I �'I ' 'I 'I I I I I I I I I I I I I - 9 - 3,740 persons residing in 1,068 dwelling units (based upon a population of 3.5 persons per dwelling unit). Within the urbanized or planning area of Gaylord (that is, the area bounded by Congdon, East, McCoy and Murner Roads), there are an additional 592 new dwelling units shown in the distribution of population plan. Thus, there would be a total of 1,336 dwelling units within the Gaylord planning area by 1985. This results in a projected population of 4,700 persons for the Gaylo r d urban area by 1985. �I I I I I I I I I I I I I I I I I I I L_ _ __ _ _ _ ~~ ! r-- LAND USE 'Y'• - 19~5 ~ RESIDENTIAL • C3 C.OMMERCl~L SEMI - PUBLIC PUBLIC AN ND RAILROADS INDUSTRIAL A ~ I PLATE 1 �I I I I I I I I I -I I I I I I I I I I - 11 - LAND USE PLAN The physical form of a community is the result of the actions of many individuals and agencies. The buildings and structures created by private enterprise require supporting public facilities such as streets, utilities, parks and schools. The manner in which these public and private improvements are related to one .another largely determines the character of the community. Proper planning bf these relationships results in an orderly, attractive community. A survey of existing land uses in Gaylord was conducted in March of 1965, in which every parcel of land in the city and within the surrounding area was field-checked, classified and mapped. This was essentially an up-dating of the land use survey made as a part of the Otsego County planning program. The eight major categories of land use include single, two and multiple-family residential, commercial, light and heavy industrial, parks, public and semi-public property, and railroad properties. Existing Land Use Pattern A land use map of the City of Gaylord and the surrounding area is shown on Plate 1. The land use pattern of Gaylord is one of fairly uniform development, occupying a relatively large part of the present corporate area. The largest concentration of development is located east of Hidden Valley Ski Club, north of the public golf course, and east of Interstate Highway 27. There is a relatively sparse pattern of urban development within the environs of Gaylord with residential and commercial uses scattered along the various state and county highways. Residential uses occupy the greatest amount of developed land area within Gaylord. Though the residential pattern is located fairly uniformly around the central business district, new residential developments have been primarily taking place to the northeast and north. Scattered residential uses are found along the highways leading out of the city, primarily along Michigan 32 and Old Highway 27. The business district is located at the crossing of M-32 and U. S. Highway 27, generally in the geographic center of the city. This is the largest concentration of commercial land uses, but smaller scattered commercial uses are located along the state and federal highways. The largest concentration of outlying commercial uses is found south of the city along Old Highway 27. Following completion of the Interstate Highway, a number of new commercial uses located to the west end of the community along Main Street near the intersection of M-32 and the Interstate Highway. I I �- 12 Table 3 I EXISTING LAND USE IN GAYLORD - Gaylord,:Michigan Land Use Classification Area in Acres Single-Family . Residential 147 .6 ; Two and Multiple Family Residential Percent of Total Corporate Area _Compared Gaylord Cities * 14. 44 , Percent of Developed Area Compared Gaylord Cities * 17 .10 29.0 34.08 6.1 .60 2.75 1.2 5.48 Commercial 31.2 3.05 1.58 6.1 3.14 Industrial 23.5 2.29 2.83 4.6 5.65 Railroads 18.8 1.84 ' 2~50 3.7 4.99 2.1 .21 , 2.55 0.4 5.08 , Parks ' Public and Semi-Public 122.5 11.99 6.65 23.8 13.25 Streets 159.1 15.57 14.21 31.2 28.33 100.00 Developed Area 510.9 Vacant Land 511~1 50.01 49.83 1,022.0 100.00 100.00 Total Area * • • ' 100.0 The average of 28 other cities have a population of less than : 50,000. �I I I I I- I I I I I I I I I I I I I I - 13 - Industrial land uses form a definite pattern in Gaylord, being concentrated along the railroad tracks. A number of industrial uses have located in and around the central business district and are scattered to the southwest side of the city. Public and semi-public uses occupy a considerable amount of the area within and around the City of Gaylord. The Hidden Valley Ski Club forms a large mass on the east side of the city; the community school, the go~f course, and city property form a large mass to the south; the sanitarium and hospital occupy large tracts to the north. West of the Interstate Highway, the County Airport occupies a large tract which further impedes future development in that direction. The present population of Gaylord bas developed a total of 510 acres for urban purposes within the total corporate area of 1,022 acres. The area occupied by existing land uses in Gaylord is reported in Table 3, along with comparative percentages of total corporate and developed area. These percentages are compared with the average of 28 other central cities having a population of less than 50,000. A total of 511 acres of Gaylord's total corporate area is presently vacant; thus, the city is very similar to the 28 compared cities. Gaylord's present population is using approximately 150 acres for residential purposes, 30 acres for commercial activities, nearly 50 acres for industry and railroads, 125 acres for public and semi-public and parks, and 160 acres for streets. Residential land uses occupy nearly 30 percent of Gaylord's developed area which is somewhat lower than the 34 percent average for the compared cities. Commercial uses occupy over six percent of the developed area in Gaylord, which is nearly double the percent of area devoted to this type of land use in the compared cities. Industrial and railroad uses are somewhat lower than the compared cities with eight percent of the developed area of Gaylord devoted to this purpose compared to over 10 percent of the other cities. The lack of park space in Gaylord is clearly pointed out in the comparisons made in Table 3. The city has less than one percent of its developed area devoted to parks, whereas in the compared cities over five percent of the developed area is dedicated for park purposes. Public and semipublic uses in Gaylord occupy a considerably larger share of the developed area. Streets and alleys occupy a slightly higher percentage of the developed area than is true of the compared cities. �-14 Table 4 LAND USE AND POPULATION RATIOS Gaylord, Michigan Land Use Classification Vandalia, Illinois Jackson, Missouri Gaylord, Michigan Oconto, Wisconsin LeMars, Iowa Single-Family Residential 5.68 6.85 5.09 6.03 8.48 Two and Multiple Family Residential 0.23 0.49 0.28 0.11 0.23 Commercial 1.12 0.60 0.51 o. 74 0.57 Industrial 0.90 1.90 0.71 1.36 0.89 Railroads 0.72 1.31 0.73 0.53 0.41 Parks o.os 2.29 1.96 0.61 1.16 Public and Semi-Public 4.71 2.19 3.36 0.80 0.87 Streets 6.12 7.18 5.53 6. 76 ... 4.08 19.56 22.83 18.17 Total Developed Area 16.94 16.69 �I I I I I I I I I • . I. . . •• I . . 1 . VALLEY CLUB . l·. le t~- N01lTM£1\.N !,AN ITO II..IUM f------1 f - - ··· - 7 7 ..• i. • I I I I I I I I I I HIDDEN l • • OTSEGO ._ LJ COUNTY ~ Al R.PO R T • ..ly .- r===~~•µw;mml];ill~~¥• I DISTRIBUTION e HA.LA N D I AlTHOLOW f W AN O A !,!,OCIATU c,, • •, ... 11 111,, u 1•1lou,, (IY!l u,,. nu. ~Ot 19•~ lA•DSCAII ,.,o, ,ucu ,uuouu CITY PL,.NNlNG COMMISSION G,.YlOJ.0 MICHIG~N OF DWELLING UNITS - 19b5 & 1985 • ONE DOT UNITS OR • ONE DOT UNITS OR REPRESENTS FOURTEEN REPRESENTS FOURTEEN FOUR DWELLING PERSONS, 19b5 FOUR DWELLING PERSONS, 1985 PLATE 2 �I I I I I I I I I I I I I I ! ! ! ! I I - 15 Dwelling Unit Distribution The present distribution of dwelling units within Gaylord is shown on Plate 2, with one dot equalling four dwelling units. This distribution of dwelling units was determined from the land use survey which counted a total of 744 dwelling units within the city. The present distribution of dwelling units is a reflection of the existing land patterns within th~ community. With the exception of the central area and a few large public open spaces, the population is fairly uniformly distributed. This population is concentrated i .n and around the central part of the total corporate area and, to some extent, is scattered along the major highways leading from the city. Future Land Use Needs Estimates of future land use needs for the community can be developed from past trends in the relationship between land use and population. Acres of land used per 100 persons in Gaylord is compared with four other cities of similar . size located in the states of Wisconsin, Iowa, Illinois and Missouri. Table 4 shows the definite similarity between Gaylord and the compared cities in land use and population. These communities are using approximately five to eight acres per 100 persons for single-family residential purposes and a very minor amount of land for two-family and multiple-family residential purposes. There is a definite similarity in the amount of land per 100 persons used for commercial purposes in the other cities; however, Gaylord is using over one acre per 100 persons, which is considerably more than the compared communities. A variation is found in the amount of land used for industrial and railroad purposes, and Gaylord is using less area for these purposes than all of the other communities except one. It is significant to note that Gaylord is using nearly five acres per 100 persons for public and semi-public uses compared to the next highest of 3.3 acres per 100 persons. This ratio will undoubtedly increase in the future. Gaylord is using . an average amount of land per 100 persons for streets and alleys. The probable future land use needs of Gaylord are based upon the 1985 estimated population of 4,700 persons. The present population is using 19.56 acres of land per 100 persons for all types of larid uses. The amount of land needed for every 100 persons is expected to decrease slightly; however, the land required for various types of uses is expected to alter significantly. Future land use requirements for Gaylord are shown in Table 4. �- 16 The acres used · pe._r_~~lOO .- persqii_~ for .. single-family residential purposes will increase slightly to six acres per 100 persons, recognizing the recent trends toward larger lot sizes. With the development of highway commercial activities in the Gaylord area, it is expected that the amount of land used per 100 persons - for commercial activities will increase to approximately 1. 50 acres per 100 persons. Similarly, industrial needs are expected to increase to approximately two acres per 100 persons. ·As previously-noted, the amount of land in Gaylord devoted to park purposes is unusually low. Based upon national standards, the future needs are estimated at one acre per 100 persons of population. As previously noted, the amount of land in Gaylord devoted to streets and public rights-of-way is extremely high. This ratio should decline in the future as new areas are planned and more spacious street develop~e._nts and larger block sizes are developed. Commercial and industrial land uses are expected to increase significantly during the next several decades. The inc·r eases shown in the table reflect a trend toward larger floor · areas in stores and industrial plants, greater parking requirements, and increased needs for open storage and expansion. Based upon these ratios of land use and population, the future population of 4,700 persons would require a total of 890 acres of land for urban purposes. This would require nearly 380 acres of vacant land to be absorbed for urban land uses. An additional 140 acres would be required for residential purposes, 40 acres for commercial, 75 acres for industrial, nearly 50 acres for park, and only an additional 40 acres for public and semi-public purposes. It is expected that the total amount of land needed for streets will only increase from 160 to 190 acres. The present use of 511 acres would increase to 890 acres occupying nearly all of the present corporate area of the community. The foregoing analysis indicates the amount of land that should be provided in the future land use plan and indicates the amounts of commercial and industrial areas that should be provided for in zoning areas within the present corporate limits and withiri the areas iIIlmediately around the corpor·a te limits. Land Use Plan The proposed land use arrangement for a future community of 4,700 is shown in the ·Land Use Plan (See Plate 3), which generally indicates the areas proposed for residential, com~ mercial, industrial, and open space uses. The Land Use Plan is a synthesis of the economic population and land use studies. Concurrent consideration was given to circulation and street planning, community facilities, open spaces, and the total potential of the site. �I I I I I I I I I I I I I I I I I I I v==9-r-(I - - - - f ! - - - - = ==-----------········ \ "(,. \.,. > > ::.,::\ ). I . \· ,._DD1Tic:u,i "'l'O c;,01,fl C.OU.I\!!.£ I 1· - USE LAND D D D PLAN - 1985 ~ RESIDENTIAL COMMERCIAL PUBLIC AND SEMI - PUBLIC. PARKS, SCHOOLS AND HOSPITALS ~ INDUSTRIAL AND - MAJOR STREETS RAILROADS PLATE 3 �I I I I I I I I I I I I I I I I I I I .:. 17 This plan contemplates the rehabilitation and rebuilding of the central business distiict as the continued focal point of commercial activity within the community and within the trade area. Residential development has been confined fairly well to create proper population densities. Industrial development has been held to the existing industrial areas along the railroad tracks and in a new area located along the west side of the Interstate Highway. Recreat _ional activities and open spaces have been created to serve the various residential areas. Residential Areas The development of three major residential areas, with park areas to serve as focal points for each residential area, are contemplated. The existing elementary school located on the south side of the city would serve the present residential area south of Main Street and some proposed residential developments also south of Main and to the east of the existing school site. A second residential area would be·iocated north of Main and east of the railroad tracks. This_ re~idential area would primarily be served by a proposed elementary school, athletic field, and park area on Hayes Road. A third and smaller residential area would include those areas west of the railroad tracks, served by one 10-acre park area. A desirable future distribution of dwelling units within Gaylord was developed concurrently with the land use studies. One dot on Plate 2 equals four dwelling units of the 1985 population of 4,700. A greater part of the new dwelling units are expected to locate to the southeast, northeast, and north, with lesser increases along the west city limits. The future distribution also contemplates a limited amount of filling in of certain of the vacant areas in the north section of the city. This proposed distribution of dwelling units suggests a generally balanced pattern and does not contemplate extensive dwelling unit development beyo.nd the planned residential areas of the community. The planned future distribution of dwelling units should result in an adequate density of dwelling units so as to provide a sound urban pattern. Generally speaking, the density of the new and growing areas is slightly less than the density of the present developed residential areas of the city. In the usual residential neighborhood, approximately one-half of the land is used for residential purposes with the remaining one-half used for streets, schools, parks, churches, and parcels of vacant land. A residential development with lots averaging 7,500 feet in area produces a density for approximately three dwelling units per acre, in contrast to large lots (20,000 square feet) where the average I ! ' I �- 18 - density would be one dwelling unit per acre. Th~ Land Use Plan and the distributi.o n of dwelling units shown _oIJ. Plate 2 provide a density of approximately two to three dwelling units per acre. · This density is adequate to provide normal urban services at reasonable costs. Commercial Development Under the proposed plan, the central business district would remain the dominant commercial center of the city. Recognizing the need for highway commercial developments, the plan proposes the commercial development at Main Street and the Interstate Highway on the west side of the city. This is in line with the economic requirements for greater recreational-tourist commercial activity, with planned touristoriented facilities at the various interchanges along the Interstate Highway. This commercial center would be used primarily for motels, restaurants, and various entertainment and recreational activities. It is expected that the commercial uses south of the city would also be highway and touristoriented. Continued use of this area has been provided in the plan as well as a new smaller commercial center to the north on Old Highway 27 at the north city limits. This commercial area would be primarily for service of residential uses. Parks and Open Spaces Al thou.g h Gaylord has a large amount of land dedicated to various open spaces, only . a limited amount of land has been provided for actual park use. The comprehensive plan proposed the development of three major recreat_ional park areas within the corporate limits. The present city park and community school on the south side of the city would be enlarged by approximately 30 acres over to a proposed extension of Grandview Boulevard. A completely new and enlarged park, recreation and educational complex _is proposed in the 40-acre tract on Hayes Road. This proposed park area would serve the residential area north of Main Street and would also provide athletic field facilities for the entire county. The third and smaller open space has been proposed in the west side of the city to serve the immediate residential area. · Industrial Areas Industrial development is proposed to be continued along the railroad tracks along the southeast side of Gaylord. However, future industrial growth is primarily expected to take �I I I I I I I 'I I I I I I I I I I I - 19 - Table 5 FUTURE LAND USE REQUIREMENTS Gaylord, Michigan Acres of Land Per 100 Persons Land Use Classification Needed by 1985 Acres of Land Used in 1961 5.68 6.00 147.6 0.23 1.12 0.90 0.72 0.08 0.20 1.50 2.00 0.70 1.00 6.1 31.2 23.5 18.8 2.1 4. 71 6.12 3.50 4.00 122.5 159.1 19.56 18.40 510.9 Used in 1965 Single-Family Residential Two and Multiple Family Residential Commercial Industrial Railroads Parks Public and Semi-Public Streets and Alleys Total Acres of Land Needed in 1985 (1) Single-Family Residential Two and Multiple Family Residential Commercial Industrial Railroads Parks Public and Semi-Public Streets and Alleys 10 70 100 30 50 160 190 890 Total (1) 280 Based on a population of 4,700. �_f - 20 place in the large industrial area along the west side of Interstate 75. This area would ~e served by the interchange on the Interstate Highway in Gaylord at _M-32 and by an interchange to the south with Old 27. The area is also close to the existing Otsego County Airport. Thus, the proposed future industrial area would be provided with highway access from the Interstate Highway, with a major east-west highway and with ready access to airport facilities. · The Land Use Plan provides for a total urban area of 1,500- acres. Of this, approximately 680 acres has been set aside for residential development. The plans provide for 200 acres of commercial development which is ample to meet the estimated 70 acres shown in Table 5. The industrial areas shown in the plan are far in excess of those .needed for the City of Gaylord; however, this industrial area is designed to serve the long-range needs of the entire county and is coordinated with the Land Use Plan for Otsego County. A total 70 acres of park space is provided._ ·in the Land use Plan which is in excess of the required 50 acres shown in Table 5. �---------------------------------------------~ I I - 21 THOROUGHFARE PLAN •• I I I I l I I I I t I I ■ I I I I The movement of traffic throughout a community can best be accomplished by designating and improving to desirable standards relatively few strategically-placed, direct and continuous routes. Control is facilitated and movement becomes more continuous, even when the traffic is concentrated on a few thoroughfares, than when it is dispersed on most of the streets within the community. The major streets can be improved with wider and heavier pavements to accommodate ordinary traffic as well as the movement of trucks and heavy vehicles. The remaining minor streets, which would constitute three-fourths of the total street system, can then be relatively narrow and lightly paved. Thus, the cost of the original construction of the street system as a whole can be substantially reduced and the expense of street maintenance can be held to a minimum. Further, as the preponderance of traffic can be diverted from residential neighborhoods to the streets in such areas, such streets will be safer to use and will be less noisy. Present Street System Gaylord's street system has developed gradually since the 1870's. During a century of evolution, the street system has grown through the dedication of many individual rightsof-way and subdivisions. These have been generally small and, for the most part, uncoordinated. The present system forms a gridiron pattern generally oriented due north, south and eastwest. Development of a gridiron system in Gaylord has created problems found in most communities; that is, there is little differentiation between major and minor streets, resulting in the division of traffic on many of the residential streets. Because of the original platting and fairly small blocks, there is an obvious excess of streets; in some instances there are streets every 300 feet in some of the originally platted sections near the center of the city. Gaylord is served by Old U. s. Highway 27 which enters the city from the north on Center Street, travels through the central business area on Main Street, and extends to the south out of the city on Otsego Avenue. Michigan Highway 32 is an important east-west route in northern Michigan and runs from Charlevoix to Alpena. This route follows Main Street through the entire length of the City of Gaylord. Interstate 75, a federal highway, is not a part of the Gaylord street system in the strict sense, but does provide access to the city from other parts of the county, the state, and the nation. Interstate 75 passes along the west side of the city with a traffic I I �• • - 22 Table 6 EXISTING MAJOR STREET DATA G~ylord, Michigan '• Section Name of Street Main Stre~.t Center Avenue Otsego Avenue Ohio Avenue Fourth Street Mitchell Street Congdon Road Hayes Road Five Lake Road McCoy Road Dickerson Road Murner Road Right-ofWay Width Pavenient Width 80' 66' 66' 20' 20' 20' 66' 66' 66' 66' 66' 66' 66' 66' 66' 20' 20' 20' Limits to Limits Limits to Main Main to Limits Morgan Road Main to Limits Illinois to Oak Ohio to Center Morgan to Hayes Main to Congdon Morgan to Hayes U.S. 27 to East M-32 to South M-32 to North Type Name ·of Street of Paving (1) Main Street Center Avenue . Otsego Avenue Ohio Avenue · Fourth Street Mitch~ll Street Concrete with Bit. Con. Surface Concrete with Bit. Con. Surface Concrete with Bit. Con. Surface Oil Seal and 1,320' Gravel Oak to Elm Bit. Agg. Bal. Oil Seal Bit. Agg. Center to Otsego 39' Wide Congdon Road Hayes Road Unimproved Earth 3,328' Oil Seal Bal. Unimproved . Earth Morgan to Old 27 Bit. Agg. Bal. ,Oil Seal Bitull)inous Aggregate Bituminous Aggregate . Bituminous Aggregate Five Lake Road McCoy Road Dickerson .Road Murner Road (1) Concrete, bituminous, oiled, gravel (2) Good, fair, poor ** 20' 20' 20' 20' 20' Condition(2) Good Good Good Fair Fair Fair to Good Poor Fair to Poor Good Good Good Good �I I I I . I HIDDEN "':::, 0 L > - - -- VALL E Y : ) ..J I ( SKI 0 i..1 0 11.TWf lU ,1 :,.-.M1 TOR.. ! UM 'I I f 'I ', ' ' ', ' ' M-3'2. ~ I i _ _ _ _ _ __j__ I __ _ OTS E GO COUNTY Al R.POR. T :---=~~ :\1illfilm&m:~=:=b(t1'•LA"ll l1, (l¥l l 0610,I U. H~ IUAND I AllM Ol OW f W A PIID M50CIAH5 I AI OSC.U!AlOl1llC 1' ~EPT , 196) 11 ,uo uu IA1111 1oun C! TY Pl ANNING (0t.lMl'S'5l0N GAYlOkD TRAFFIC VEHICLES PER FLOW - MICH IG AN 19~5 TWENTY - FOUR HOUR PERIOD GRAPH IC. SCALE. PLATE 5 �I I I I I I I I I I I I I I I I I I I - 23 interchange at the south end of the urban area where it crosses Old U. S. 27 and on the west side of the city where it crosses Michigan Highwat 32~ Gaylord presently has a fairly adequate street system, consisting of Main Street which bisects the city in an eastwest direction, Murner Road, Center Avenue, Ohio Avenue, and Hayes Road which run north from Main Street, Sand Road, Otsego Avenue south of Main Street, and a fairly continuous number of east-west routes consisting of Congdon Road, Five Lake Road, Mitchell Street, Fourth Street and McCoy Road. Data on the existing major streets within the Gaylord area is shown in Table 6. By-and-large, most of the right-of-ways are 60 foot with the exception of Main Street which has an 80-foot right of way. The Interstate Highway, not actually a part of the internal street system, has a right-of-way width of 400 to 500 feet. All of the existing major streets in Gaylord have two moving lanes with various widths for parking lanes. Most of the paving is bituminous and is generally in fair condition. Lack of continuity found in some of the major thoroughfares in the southern part of the city is one of the major problems of the present street system. For example, Fourth Street does not run continuously east-west; there is no connection between Grandview Boulevard and Center Avenue, Maple Avenue, or Hayes Road. There is also a lack of any adequate connection between several of the north-south routes such as Wisconsin Avenue with Ohio Avenue. Another problem is the absence of cross-town routes in the northern part of the city. North Street, for example, does not run continuously between Ohio Avenue and Hayes Avenue. There are five railroad crossings of existing streets with the New York Central Railroad tracks within Gaylord. A number of these crossings do not have proper protection. Traffic Patterns The average daily traffic flow in Gaylord for the major streets within the city and on important county roads is shown on Plate 5. These traffic volumes were obtained from counts made by the State Highway Department in 1962 and from traffic counts made by the Automobile Club of Michigan within Gaylord in 1963. Some of the counts were obtained from the County Road Commission's survey made in 1959. As is apparent, the most important corridor of traffic through the city is Main Street, which had a peak 24-hour traffic volume in excess of 15,000 vehicles within the central business district. As would be expected, the next highest volumes are found on Old U. s. 27 with some 4,400 cars on �- 24 Center Ave.n ue north . of ·Ma;i.n Street . and some 7,700 cars on Otsego Avenue south· of Main Street.. . The traffic volumes on Main Street reduce very rapidly at .the edges of the urban area with some 3,700 vehicles on Main Street or U. S. 32 just east of the city limits. Twenty-four hour traffic volumes on the Interstate Highway are approximately 3,000 to 3,500 vehicles per day, however, much higher voiumes exist during the summer months. Most of the traffic on the Interstate is through traffic; it does not originate or have its destination within the City of Gaylord. Traffic flow on most of the other streets within the city is less than 1,000 cars. Mitchell Street does have some 1,600 cars in a 24-hour period just east of Court Avenue. The traffic counts indicate that there is a fairly wide dispersal of cars . ·traveling over . the other streets both major and minor - within the .c ommunity. For example, approximately five of the streets south of Main . Street have traffic flows between 700 and 1,000 vehicles. This indicates that no.n e of these streets is functioning as a major street; that all of the traffic is dispersed widely over all of the residential streets within the area, much to the disadvantage of the residential amenities of these areas. Traffic in urban areas is , expected to increase from four to five perc·e nt per year; thus, by the year 1985 traffic is expected to increase approximately 100 to 125. percent. For the purposes of estimating future traffic volumes in Gaylord, the existing traffic flows can be increased by 100 percent for the 20-year period. Application of this increase to certain existing volumes reveals some significant increases; for instance, traffic flow on Main S.t reet by 1985 would be in excess of 30,000 vehicles in a 24-hour period compared to .the present range of 15,000 cars in 24 hours. Proposed Thoroughfare Plan The proposed thoroughfare plan has incorporated as many of the existing streets within the community as possible, with the number and length of proposed thoroughfares held to a minimum consistent with sound planning principles. The street plan was developed in conjunction with the highway plan for the county and with the land .use plan to insure proper ·development and access to all future land use development within the city. (See Plate 6.) The proposed major street system in Gaylord would consist of three major north-south routes - Wisconsin-OhioMorgan, Otsego-Center and Hayes Road. The east-west routes would consist of Congdon Road, Five Lake Road, North Avenue, Main Street, Fourth Avenue, and Grandview Boulevard. In order to complete this system of major thoroughfares, several extensions and improvement of existing major thoroughfares . would be necessary. �I I I I I I I I I I I I I I I I I I I m I I m \1 ~ ! ~ I I HIDDEN '--- VA LLE Y SKI CLUB L._ - 1 - · · -- - - - - l l l - - - - - l - - - • NOII..Tl-lfll,.N ~ANITOlllU"", I I _L_ MAJOR ;;.: STREET PLAN = EXISTING MAJOR STREETS PROPOSED MAJOR STREETS MI NOR STREETS PROPOSED STREET VACATIONS • RAILROAD =c:::::i - CROSSING ELIMINATIONS Pl ATE 6 �I I I I I I ST~EET Tl<-.AFFIC L/\ Nf. FO~ THO~OUGHFA~ES MAJ 0~ C ~OS S - S E. CT ION PAl?-..K I NG L/\ Nc ® f>Af!...f!...lf.l<-. CUI<-.!', CLcAf!...ANct E.LE.MENTS MED I AN @ (61--.ASS STl?-.. I P AN D SI D f. WA LK) ,f 10' 101 Y I ·~ir7 i · 1 4' lO T n MINIMUM I ., I 2J ~ ~ ~luHT-OF-WAY c;,o• kO. W . 'I ~EQUl~EMENTS 80' "-..0. W. 100' 11-...0W. 120' F-..0 . W. 2 H.AFflC LANESGJ 1 PM.. KIN6 LANE I I I 2 1 ll..A fF IC LANE S 0) 2 PA!l..KIN6 LANES 3 TJ!.AFFIC LANES @ 0 PA!l..KIN6 LANE,S .3 Tll..AFFIC LANES @ 1 PAJ!.KIN6 LANE I I I I I I I STANDA~DS GENE ~AL 3 TJ!.AFFIC LANES@ 2 PAF-.KIN6 LANES MINIMUM (13:,0)+ 4 lF-.AFFIC LANES (2) 0 PAF-.K.IN6 LANES MINIMUM 000 4 H... AF F IC LAN E S ([) 1 LEFT TUll.N LANE 0 PAJ!.KIN6 LANES 4 Tll..AFFIC LANES ([) 2 PAll.KIN6 LANES MINIMUM 900 4 Tll.AFFIC LANES ([) I LEFT TUP-.N LANE 2 PA!l..KIN6 LANES MINIMUM 1150 G) THE LEFT TUP-.N LANES MAY l>E 10' WIDE WITHOUT SEl'--.I OUSLY I MPA!l..lNCi OPEP-.,ATI O N. ® WHEP-.E PAP-.K.INCi LANES A"-.E TO E>E USED AS PEAK-HO U!l.. Tll.Aff lC LANES, THEY SHOULD E>E DES ICiN ED TO H .. AfF I C LA NE STANDAP-.DS WITH ll..ECiAF-.D TO CU!l..E> CltAPs.ANCE LANE W I DTH, AND PAINT STJ!.IPE LO CAT ION. @IF THE MEDIAN CONTAINS .~ LUT TUP-.N LANE , TH[ LEFT TUP-.N LANt WIDTH (10'-12') MUST H ADDED TO T HE MtDIAN WIDTH. @ G) ©. Q) THE LAPs.CiEF-. 50"-.Dl"-. WIDTHS SHOULD 5[ USED ON THE WIDllt-. CP-.OSS-SECTIONS . NO MEDIAN IS CONSIDEP-.ED ON THESE Cll..OSS-SECTION S. THESE CP-.OSS-SECTIONS AP-.E FOil.. ONE-WAY H..AFFIC ONLY. THtSt O... OSS-S[CTIONS All.E FOi-... TWO-WAY TP-.AfllC ONLY PAJ!.,KIN6 PEll....MITHD ONLY WHEP-.E PAJ!.K.IN6 LANES Pll..OV I DED. NUMH!l..S UNDEI'--. Cl'..DSS-SECTION CLASSIFICATIONS DESICiNATl DtS/6N CAPACITY IN VEHICL(S PE"-. HOUI'--. 5Y 0 ..055-StCTJON . PLAIN NUM5EP-.S Al'...E FOil.. TWO-WAY Tll..AFFIC- PA"-.ENTHESIS NUMU"-5 AP-.E FOil.. ON[ - WAY TUfflC. DATA TAKEN FP-.OM DESICiN CAPACITY CHA"-.lS FOil.. SICiNALIZED SH...EtT AND HICiHWAY INTl"-.SECTIONS, 5UJ!.,[AU OF PUBLIC J!.OADS, Ps.tVIStD 1959, WITH THt FOLLOWINCi ASSUMPTIONS, 10% Tll.UCK.S - 20% J!.,/6HT TUP-.N -10% LEFT TUl'...N - NO BUS STOPS - Cill.tEN/CYCL[ 4S % - NO S[PA"-AH LEFT TUll.N SIC, N/\L - PAP-.KIN6 PF...OH / blltD 100 FttT Fil.OM I NH"-.S[CTION . "DOWNTOWN All.tA ( fOI'.... ONE-WAY 5Tll.ltTS ONL Y) +Fl'... I N6 [ AP-.tl\ ( FOil. ON[-WAY Slll..ttTS ONLY) INTt'--.MlDIAH APs.tA FOi._ TWO-WAY H.AFF IC VO LU MtS M"-l l ... ND t,._lH• Ot O._.tw " N D AnOC IATfS ( •1• , , , .,•!0 1 I• > I 1., , ., l , ■ I ,, HP ! 19 &) 1~ •• • 1011•1 ' - y • ~ l( ~ . •. ,...... -- ~ GAYLO~D " I • •<• •, : • 1 " 11 0, u .::~ ...... ':i ~ - ·• 1.11(,. G"' N PLATE 7 �I I I I I I I I I I I I I I I I I I I - 25 One of the most important proposals of the thoroughfare plan is the re-routing of traffic from Main Street within the central business district. It is therefore recommended that through traffic using Old U. S. Highway 27 continue south on Center Avenue from Main Street to Second Street, travel two blocks westward to Otsego Avenue, and then resume south along the present route. One of the most serious points of congestion in the city is the two-block section on Main Street between Center Avenue and the railroad tracks. This would relieve this congested area of through north-south traffic. Main Street would, of course, continue to handle through east-west traffic. This by-pass route would not require any new rightsof-way with the exception of rounding the northwest corner of Second Street and Center Avenue. There is a definite lack of through streets in Gaylord south of Main Street. The thoroughfare plan would provide for a new north-south route which would primarily consist of an extension of Grandview Boulevard northeasterly into Hayes Road at Main Street. This route would enable all traffic entering the city from the east which is destined for the southern parts of the city to by-pass the central business district. It would also provide a boundary for the proposed expansion of the school and park site. Much of the right-of-way for this route could be acquired as properties are subdivided, and the land is dedicated for future development. The land use plan indicates a need for some improved east-west routing in the northerly part of the city. It is, therefore, recommended that North Street be developed as a continuous route from Ohio Avenue over to Hayes Road. This would require several new sections of rights-of-way as shown on Plate 6, which also could be acquired as these areas are subdivided in the future. Several other adjustments to the major street system are recommended in the thoroughfare plan. It is proposed that Wisconsin Avenue be re-routed into Ohio Avenue, as shown in the plan, to an area that is presently under consideration as a shopping center. A second improvement would be the extension of Fourth Street from Maple Avenue easterly to the Grandview Boulevard extension, providing continuous east-west traffic from Hayes to Wisconsin. Five Lake Road and Congdon Road would continue to provide important east-west major routes in the northern part of the city. The recommended cross-sections for the proposed streets are shown on Plate 7. �-I I I I-I I -I I I - 27 - THE CENTRAL BUSINESS DISTRICT Gaylord's business district .serves as a focal point for a majority of the community's varied economic and social activities and as a trade and tourist center for the surrounding territory. The present business area is comparable with that of other communities of similar size. Most of the buildings were erected many years ago, and today are approaching obsolescence. The area grew without any real direction, being developed by many separate individuals without consideration for the entire area. The present street system is fairly adequate; however, in previous years a great volume of through traffic was forced into this central area. Although there is a sizeable amount of on-street parking, very little off-street parking has been developed. Little, if any, attention has been given to pedestrian access other than provision of standard sidewalks. Land Use Pattern ~ I I I I I I I I I I The preponderance of commercial development is found along the frontages of Main Street from the railroad tracks to Center Avenue, a three block distance. This area contains the primary retail and walk-in commercial facilities. Commercial uses are also found along Main Street from the railroad tracks west to the Interstate 75, but they are more in the nature of automotive-oriented commercial facilities such as restaurants, filling stations, and entertainment facilities. Commercial -uses are also found along some of the streets crossing Main Street, although to a lesser degree. The greatest secondary concentration is along Otsego Avenue primarily south, and to some extent north, of Main Street. Commercial uses have scattered in and around Hurst and Second Street south of Main Street. These commercial uses in Gaylord primarily form an elongated pattern which does not provide the most efficient and desirable type of commercial center. Only a limited number of industrial uses have intermixed with the commercial uses within the commercial area. A railroad track crossing Main Street has provided a barrier for commercial uses to the west. Gaylord's business district is not totally prepossessing in its appearance. Although there have been a number of buildings remodeled in recent years, a number of which are along the Tyrolean architectural line, many remaining buildings are old and obsolete. In addition to the obsolete buildings, the presence of numerous signs and overhead telephone and utility �~ - 28 wires and poles add to the cluttered appearance of the area. Any re-planning of Gaylord's business district should give serious consideration to the aesthetic improvement of the total area and all o~. the buildings within the area. These conditions are not peculiar to Gaylord. Practically every city has recognized the poor appearance of its central area and is attempti~g to accent attractiveness in order to successfully compete with newly developing centers. Street Pattern The streets of Gaylord's business district are laid out in a system running north-south and east-west. Through traffic is concentrated . on Main Street and th~re are no parallel streets that are used to by-pass traffic around the area. Early problems of the business district were created because both U. s. 27 and Michigan 32 passed directly through the area on Main Street~ The completion of Interstate Highway 75 removed much of the north-south traffic; however, there continues to be a considerable amount of through traffic on Michig~n ~2. Thro~gh traffic does not add to the activity of the area and represents a detriment to the area's future function. The ~ight-o~-way width of all streets within the central area . is 66 feet with the exception of Main Stre~t, which has an 80-foot right-of-way. Traffic · volumes within the central area are comparatively high for a community of Gaylord's size. Traffic volumes .on Main Street, between Center and the railroad tracks, are -in excess of 15,000 cars in a 24-hour period. A high volume is also found on Otsego Avenue south of Main, with 7,700 cars in 24 hours. West of the railroad tracks, the traffic volume decreases to 9,200 cars in a 24-hour period. North of Main Street on Old Highway 27, the volume is more than 5,000 vehicles. Minor traffic flows are found on Mitchell .Street, First Str~et and Second Street - all less . than 1,000 .v~hicles in 24 hours. · Peak hour traffic volull\es generally represent ten percent of the total 24-hour traffic flow. The highest peak hour volume within Gaylord's business area would be on Main Street at Court Avenue, with a peak flow of app+oximately 1,500 vehicles. The capacity of this street, assuming 500 cars per lane, would indicate that traffic flow . on Main Street is reaching a critical point, especially during tQe peak-hour periods and during the summer months. The peak flow, however, on the remainder of the streets within the area, does not appear to be critical. There is no need for any major pavement widening. •'I • • •ti ll ll t, �- 29 - Parking Facilities Existing parking facilities in the business district consist primarily of curb spaces with only a small amount of offstreet parking. The following review of the use of parking facilities indicates that while there are a number of curb spaces, there is a definite need to provide additional offstreet parking facilities. The types of existing parking facilities are summarized in the following: Type of Parking Facility Number of Spaces Street Parking 2-Hour Meters 2-Hour Meters - Summer 12-Minute Meters 12-Minute Meters - Summer 10-15 Minute Posted 12 10-15 Minute Posted 2-Hour Posted No Limit Total 110 89 2 2 15 108 54 15 380 Off-Street Parking Public Lots Private Lots 289 51 Total Total All Parking 340 720 There are a total of 720 parking spaces within the central business district study area. Of the total, only 340 (or 47 percent) are off-street spaces, with the majority being on~treet parking spaces. Most of the on-street parking space is ·2-hour posted or 2-hour metered. These, with the no-limit spaces, total 304 parking spaces which can be used by persons parking for a fairly long period of time. Only 42 percent of the parking spaces within the central area are designed for tourists or for shoppers remaining parked for less than two hours. It is unfortunate that, of the 720 existing spaces, a total of 289 are private parking spaces, representing 40 percent of the total parking within the study area. The off-street parking facilities within the business district are generally inconvenient and are not easily accessible to the commercial frontages along Main Street. A parking turnover and accumulation study was conducted within the study area �- 30 Table . 7 PERCENTAGE OF VEHICLES PARKING BY. TIME - PERIODS Gaylord, Michigan : Time Period ½ hour ½ to 1 or less hour 1 to I½ hours l½ to 2 hours 2 to 2½ hours 2½ to 3 hours 3 to 3½ hours 3½ to 4 hours 4 hours or more Time Period ½ hour ½ to 1 or less · hour 1 to l½ hours l½ to 2 hours 2 to 2½ hours 2½ to 3 hours 3 to 3½ hours 3½ to 4 liours 4 hours oi:- more Source: (1) Two-Hour Meters Two-Hour Posted (1) 80.2 13.2 3.8 2.1 0.2 0.1 0.1 0.1 0.2 100.0 68.1 15.9 5.0 3.5 2.0 2.0 2.0 0.5 1.0 100.0 10 and 15 Minute Meters 71.5 21 .. 4 o.o o.o 0.0 o.o o.o o.o 7.1 100.0 Two-Hour Posted Private Lots Public Lots Unrestricted Spaces 50.0 11.1 5.6 16.7 5.6 5.5 11.5 13.6 6.2 5.2 3.1 13.6 6.2 5.2 35.4 100.0 10.9 4.3 4.4 8.7 6.5 15.2 13.0 6.5 30.5 100.0 43.4 16.7 10.0 3.3 o.o o.o 5.5 100. 0 - o.o 3.3 6.7 3.3 6.7 100.0 Survey by Harland Bart4olomew and Associates, December 29, 1964 Two-hour posted, two-hour. metered in summer. • • • • • • • • • -I I I I I 'I I II �- 31 of the central business district. This study was carried out during the peak ski season in 1964. A sample of all types of parking within the central area was checked every one-half hour and license numbers were recorded as part of the turnover survey. Results of this survey are shown in Table 7. Concurrently, an accumulation survey was made in which every parked vehicle within the study area was recorded every hour every day. The information on this survey is shown in the following: Time Period 9:00 10:00 11:00 12:00 1:00 2:00 3:00 4:00 5:00 6:00 Vehicle Accumulation 355 448 472 407 435 478 445 434 . · 354 216 The accumulation of vehicles recorded on December 29 and December 30 were increased by a factor of 1.3 to produce the foregoing estimates of vehicle accumulation during the average summer day. A peak accumulation occurred at 2:00 in the afternoon with a total of 478 vehicles, which represented 66.5 percent of the total 720 available spaces. The next highest peak was found at 11:00 in the morning with 472 spaces occupied. In view of the fact that 289 spaces (or 40 percent) are private spaces, this indicates that all available public space was occupied during the peak period of accumulation. These figures are only estimates of summer accumulation and, on many days during the summer, these figures are exceeded. The highest recorded peak period during the actual time of the survey was 368 vehicles at 2:00 p.m. compared to 153 vehicles at 6:00 p.m., which is the lowest recorded parking accumulation. The percentage of vehicles parking by time periods is shown in Table 7 for one-half hour periods up to four hours or more. Similar to most communities, a greater percentage of the parking is taking place on the metered curb spaces for one hour or less. As shown on Table 7, 80 percent of the parkers in the two-hour metered spaces are remaining for one-half hour or less and 93 percent are parking for one hour or less. Similarly, in the two-hour posted spaces, 68 percent are parking for one-half hour or less and nearly 16 percent remain for one hour or less. �- 32 - On private lots, parking periods are for longer times, with only 25 percent remaining parked for one hour or less and over 35 percent staying for four hours or more. Parking in the public lots is also more on a long-term basis; only 15 percent utilized spaces for one hour or less and 30. percent remained· for over four hours. · This turnover survey definitely indicates a very high demand for short-term parking as is evidenced by the use of the existing two-hour meters and two-hour posted spaces at the curbs. Also, there is no significant amount of long-term public parking available within the business area. The maximum accumulation of 478 vehicles in the central area essentially represents the existing demand for parking space. This total of 478 occupied spac_e s must be increased by approximately 15 percent for vacancy to allow time for entering and leaving spaces. Therefore, an additional 72 spaces must be added to the actual demand, producing a total parking demand of 558 spaces within the study area. The present population of 2,568 in 1960 is expected to nearly double by 1985. The present parking demand can be expected to increase approximately two times, producing a 1985 parking demand for 1,100 spaces. The distribution of new parking spaces, based upon the turnover study, should be as follows; for every 100 parking spaces, there _should be 41 one-hour spaces, 11 one to two hour spaces, 17 two to four hours spaces, and 31 spaces for four hours or more. 1 Hour or Less 1 to 2 Hours 2 to 4 Hours 4 Hours Over Total lOQ.O Percent Parked 80.7 7.6 6.4 5.3 Average Length of Time Parked 0.6 . 1. 7 3.2 7.0 Space Hours Parked Per 100 Cars Parking 48.4 12.9 20.5 37.1 118.9 Spaces Required Per· 10~ Cars Parking 41 11 17 31 100 Of · tbe existing 720 total parking spaces, approximately 52 of every 100 spaces should be used for one hour and one to two hour parking· space, for a total of 374 spaces. At the present time, there are only 253 spaces that are restricted •I • • • • • •I I I I I I ~ �J ______,,,~'----. .___ - --- - - - - .... . . . .. . . . . .. .. ... . - . EXISTING BUILDING GR-OUPS TO IZ.cMAI N -I.____ -~---- TO ~l(iij'l.iAY MITCH ELL 27 sT. . . . . . .. . .. .. .. . u...i > . . . . . <l: - PIZOPOSED BUILDINGS PIZ.OPOSED Cl TY COUNTY 5UILDING D IZ.f SI DtNTI AL AKt AS CJ OPEN SPACES Imm PKOPOSfD PtDfST/\IAN MALLS <t z -<( a CE$ :z i I ~ I I ' ----'---t!:U '- ~ - I --- ---- - U51DrNT/AL • • •Ill Ill II II / ST so ANOLt SPACES CUANGE.D SPACES CITY PLAN 6AYLOP--.D, COM/1\IS<,ION MIC~IOAN Tr1! U,.flAlATIO ,- Of T,U MAI WA) IJ-lANCIALlt ,1, 1DID lHlOiJGrt A HOllA.L Gl AH1 rLCW, IHI. UA.I AH llN!,,,'Al A01,1!Nll1L.ATl0t,, ,i>f IM! HOuS· .. . ..... WG AND HOlitl IINANCI AulNCY UN!H~ !If. UI.· IJ.H ,tJ,,.HING A)~HA1<tCl ll.06lA"' ,._UINOl· tl(D If YC T!ON 701 Of lHl NOIJ)mc, ACT Of 19S~ A) AM(HDlD ·*l.o'.>1.·.10 ".3<1 • CO ~b: SY-Ac.ts· . ·. · -su;en.·.vAc..ur C. <( NS ·4-. . ~O(H\ . ... . . .. . . ·$DUrn . . . .-Cir: . . .M . IN 0 <>L ...J . ::r . . . . · .... ..... ·..... . . . . .. . . \J I-IAUAND f)A"TWLOMEW AND ASSOCIAHS e, ITY PlANHf~S, llVIL tl'/6/HE:tF-S, WIDSCAPf ARCUITECTS SAINT LOUIS, Ml S',OUP-.I, SEPW'l\btP-, 1965 : .. ·. : ·... : .. ... .. . .. ·. . . . . . ·.. ./\.E. ·y. 1 -D· f.(1"1· ~ ~ · ·.... ·.: ·.. : ·.•:· .· : ·.... .• ••. . . . . . . . .. · .·. ·. ....... ·. . ... .. I ____, J ...____ __ ·-·· - . • 1 . • • • • ---- )fCOND ST. ----- f)LJSINESS DI ST~I CT PLAN - _./ I I �t ' ' ' ' ' ' ' '• • • • • • • • • - 33 - to two hours or less. Further, any elimination of curb parking spaces along Main Street through changes from angle parking to parallel parking and the elimination of any .parking spaces on Court Avenue, would further increase the immediate demand. It is therefore estimated that there should be an additional 200 off-street parking spaces provided within the business district within the next few years to meet current demand. A total of 600 public parking spaces should be provided by 1985. Development Plan for the Business District The plan for the Gaylord business district contemplates a gradual rebuilding and rehabilitation of the area into a more compact shopping and big business center with improved appearance, adequate parking, a functional street system, and planned pedestrian circulation. (See Plate 8.) It is a longrange plan designed to be carried out in stages; it is one that will take a number of years for realization. The plan will basically require revitalization of buildings, the development of several public parking lots, and some very minor street vacations for pedestrian malls • Land Use Development Fundamental to the proposed plan for the district is the rebuilding of a large, central core area consisting of an area generally bound by the New York Central Railroad tracks on the west, Mitchell Street on the north, Center Avenue on the east, and Second Street on the south. Many of the existing buildings within this area would be rehabilitated; others would be removed and replaced with parking facilities and commercial structures. As the community grows and the estimated population reaches 4,700 persons, this rebuilding and replacement will become more feasible. The plan contemplates a concentration of commercial development along Main Street from Center Avenue to the New York Central Railroad tracks, with a pedestrian northsouth orientation along Court Avenue from Second Street to Huron Street extended • The plan includes three pedestrian malls within the area as shown on Plate 8. These malls or walkways are placed along the vacation of Court Avenue. The proposed malls would be 66 feet wide and should be properly landscaped and oriented for pedestrian use. An important mall would run from Main Street north to a large series of public off-street parking lots north of the building frontages on Main Street. At the north axis of this pedestrian mall would be a new proposed specialty shop or building of unique design. A second mall would run south from �...; 34 - Main Street -to First Street along the east etjge of the proposed new ;ci ty:-county building. The. third inall would run a short distance south of First Street within •the Court Avenue right-of-way to ·a second proposed building of unique design. The building to the north and the ·building to the south along this pedestrian mall would act as focal points along this main pedestrian access. The third mall would provide access to a large proposed public parking area along the ·south side of First Street. The plan envisions the gradual rebuilding of existing buildings within the area and encourages the gradual development of buildings along the Tyrolean architectural theme. The same type of architectural concept should be applied to the proposed city-county building in a subdued manner, and in a more elaborate manner to the buildings at the north and south axis of the proposed pedestrian malls. The existing and proposed general locations for building groups are shown- on · Plate 8. Primarily, it is expected that commercial activity will be centered along Main Street and to a lesser degree along Otsego Avenue, the Court Avenue mall, and First Street. If additional commercial space is needed within t _h e central area, the properties along the north side of Second Street between Court Avenue and Center Avenue conceivably could be used for special commercial facilities. No significant changes are proposed in· the street system for the central business area other than the vacation of Court Avenue. It is recommended that Main Street, First Street, and Second Street function as important-east-west circulatory streets within the business area. Similarly, Otsego Avenue and Center Avenue would provide major north-south circulation. A major change proposed for traffic within the central area would be providing increased capacities for Main Street. It is recommended that Main Street be changed to four moving lanes with two parallel .parking lanes. It would also be possible to provide for ten-foot left turning lanes by eliminating parking at the intersections with Center and Otsego Avenues. Main Street would provide four moving lanes through the entire central area from Elm Avenue to Interstate Highway 75. To further reduce future through traffic on Main Street, Old Highway 27 should by-pass the central core area by directing through traffic entering the business area on the north to Center Avenue, south to Second Street .and then westerly along . Second Street to Otsego Avenue. -This would · require improved paving along this four block by-pass section for two moving lanes of traffic. I' •I II •.. 1 �I • •I • -I t I -I - 35 The development plan would provide an extensive system of off-street parking facilities within the central area. Many of these parking facilities can be provided in the areas that are presently vacant; however, in order to make the parking accessible and usable to the retail uses, it will be necessary to gradually acquire existing commercial and residential structures. The proposed parking areas are fairly well distributed throughout the area so that there is an equal amount of parking throughout all parts of the area. Proposed parking area A is located in the northwest section and would provide for a total of 76 spaces. This would require very little demolition of existing buildings for this public parking area. By far, the largest parking area would consist of all the off-street spaces in public parking area B. This area extends north from the buildings on Main Street, from Otsego Avenue to Center Avenue, and would provide for a total of 370 parking spaces. The service alleys north of Main Street would be retained in the plan. Court Avenue would not be connected with this proposed parking facility but would be provided with a cul-de-sac for the residential uses to the north. Access to this large parking area would be accomplished with two entrances from Otsego Avenue and two entrances from Center Avenue. Parkers would be able to circulate through the entire area with two-way traffic on all access drives. The third major parking area is shown south of First Street between Center Avenue and the vacated Court Avenue. This consists of the existing city parking lot which would be enlarged to provide for a total of 170 parking spaces. Additional parking facilities are shown in the plan through a combination of public or private spaces in the block bounded by Main, Center, First, and Court Streets. Also, additional parking facilities are recommended to the west along the New York Central Railroad tracks south of Main Street. There are presently 420 on-street parking spaces within the study area; of these, 370 spaces would be retained in the plan, as well as 300 existing off-street spaces. The proposed plan would provide for a total of 600 public off-street spaces, with 150 of the private spaces retained. There would be a total of 750 off-street spaces in the plan. The 370 retained curb spaces and the proposed 750 off-street spaces would provide for a total of 1,120 parking spaces. This plan meets the 1985 estimated demand for approximately 1,100 parking spaces within the central area. H I �- 37 - COMMUNITY FACILITIES Community facilities in the form of parks, schools, and public buildings are integral parts of the physical structure of every community. They have a very definite influence on the community's appearance and livability, providing not only essential open spaces but often serving as focal points for community activities of . all kinds. The availability and adequacy of various public utilities are a definite measure of the quality and the desirability of a community. Existing Community Facilities The existing community facilities within the City of Gaylord have been developed over a period of many years. The present system of parks, schools, public buildings, and underground utilities have been developed by separate groups at varying periods of time, resulting in a relatively unrelated system of facilities within the city. Park and Recreational Facilities Although there are a number of recreational facilities within Otsego County at the present time, only one park area has been developed within the City of Gaylord. This consists of a two-acre park located on the south side of Fourth Street adjacent to the Gaylord community schools. This park is a small, wooded, pleasant park but does not provide any facilities. Although there are many recreational outlets for the population of Gaylord, there are no close-in recreational spaces. There is one nine-bole golf course open to the general public just south of the city on Old Highway 27. Both Otsego County and the State of Michigan operate parks on Otsego Lake, however, they are primarily camping areas. The City of Gaylord has a totally inadequate park and recreational program, even for a community of its size. A determined effort must be made to develop a proper park system in the future. School Facilities The Gaylord Community School District is one of the larger school districts within the county and provides both elementary and secondary education. The district operates one school site located within the City of Gaylord, generally on the south side of Fourth Street and east of Elm Avenue. The present facilities include an elementary school, which was built in 1957 and enlarged in 1964. Grades K-6 are taught in 24 classrooms within this school. The school has a total capacity for 720 students, compared to a 1964-1965 enrollment ·1 �- 38 of 658 students. This represents an enrollment under-capacity of 62 students. Also located on the 40-acre site is the school district's junior and senior high school. Major additions were made in 1964 to the building, which was originally constructed iri . 1951. Both the junior grades, 7 through 9, and senior grades 10 through 12 . are taught in the school's 32 classrooms~ This facility h<iS a total capacity for 960 students; compared ·to a present enrollment of 509 showing an excess capacity within this school for 451 students. The trends in public school enrollments in the Gaylord School District over the past ten yeJrs are shown in the following table: Year . .. ~ . ·1951-52 1955-56 1956-57 1957-58 1958-59 1959-60 1960-61 1961-62 1962-63 1963-64 1964-65 Grades 9-12 K-12 204 224 205 210 256 283 302 333 315 336 332 760 858 832 821 906 1005 1019 1149 1121 1163 1187 K-6 7-8 452 504 486 491 524 566 .561 663 104 :130 141 120 126 153 156 153 131 153 177 .675 674 658 School enrollments have increased nearly every year since the ·1951-1952 school year, from :7 60 in the 1951-52 school year to 1,187 in the 1964-65 school year. A fairly uniform increase in enrollment bas taken place in all grades - elementary, ·junior, and senior. Elementary enrollments have increased from 452 to 658 during the 10-year period. Similarly, junior enrollments have increased from · 104 to 177, and senior enrollments have increased from 204 to 332. This represents a 25 percent increase in elementary enrollments, a 73 percent increase in junior enrollments, and a 58 percent increase in senior high school enrollments during the past 10 years. Projections of future school enrollments indicate a total of 2,400 students for the entire · county, · an increase of 600 students over the current county-wide enrollments. It · is expected that the Gaylord - Community School District - will receive a greater part of these increased school enrollments, or approximately 520 additional students. -It ·is estimated that elementary enrollments in grades K-6 will represent 59 percent of the enrollment, grades : 7 and 8 will' represent 60 percent of the �I I I I I I I I I I I I I I I -I I I - 39 - enrollment, and grades _9 through 12 will represent 25 percent of the total enrollment. This breaks down to an increase over current enrollments within the Gaylord Community School District of 310 elementary students, 100 junior students, and 110 senior students. · The St. Mary's School in Gaylord currently has an enrollment of 610 students in grades 1 through 12. If St. Mary's enrollment increases at approximately t~e same _ percentage rate as the public schools, there would be approximately 200 additional students by 1985. The plans for public schools for the Gaylord area assume that this increase will occur. Public Buildings The Gaylord Municipal Building is located on Court Avenue across from the county courthouse. The structure was built in 1912 and remodeled in 1949. The building is used for all of the city governmental offices including police, justice court, the city library, and an auditorium seating about 600 persons. Fire trucks formerly housed in this building were moved recently to a different building. The building is in fair to good structural condition, but would require extensive remodeling to provide the space and services required by the city. The city offices are located on the first floor in an extremely small area totally inadequate to provide efficiently the necessary city services. A large area on the second floor is devoted to an infrequently used auditorium seating about 600 persons and to a library. The space formerly used by the fire trucks is not being utilized at the present time. The Gaylord fire hall is located on the northwest corner of Otsego Avenue and Second Street, where the city's two fire trucks were moved recently. The building location and facilities are adequate to serve Gaylord and the surrounding area since the fire hall has immediate access to Otsego Avenue. This thoroughfare, in turn, provides immediate access to the central business area and to the industrial areas on the south side of the city, in addition to having access to Main Street for the east and west sides of the city. There are a number of other public buildings located within the City of Gaylord that would have a definite effect upon public building planning for the City of Gaylord. The county courthouse was built in 1891; additions and improvements were made in 1948 and again in 1951. The building is in fair to good structural condition. It is considered inadequate for present and future county needs. The United States post office in Gaylord is located on the business district on the west side of Court Avenue. The building and site are relatively new, but both are too small to provide adequate services to the present and future population. ·t �- 40 - The Otse·g o_· County Road Co~:j..ssion offices and garage are located on Otsego Avenue s _o u:th of the Gaylord business district. The structure was built in 1940 and has major additions . in 1964. The building is a modern facility, adequate to meet the future needs of the road commission. The State Conservation Department has a district office and central repair shop in two buildings on Otsego Avenue just north of the County Road Commission building. The conservation . department also has a large storage yard . adjacent to the road commission storage yard. ' Both of these operations are in a satisfactory location in · relation to developments in Gaylord. The Gaylord State Police Post is located across the street from the conservation department building. These state and county functions are logically located within the city. Community Facilities Plan Long-range proposals for community facilities are shown on.Plate 9. The comm~nity facilities plan proposed the utilmate development of tliree city parks, a new elementary school, and considerable ·expansion of the sanitary sewer system and water system. The various proposals are · discussed i _n the following: Recreational Areas The plan proposes the ultimate development of three recreational areas throughout the city. The present city park, located on the south side of the city on Fourth Street, would be expanded by approximately 30 acres. This park, the present school site, and the proposed expansion area would provide a total park area in excess of 70 acres. This park area would be located on the proposed extension of Granqview . Boulevard into Hayes Road. This section of . highway could be developed in an attractive manner and would provide an excellent view and appearance for this section of the city. This proposed expansion area should contain a comple.t e unit of neighborhood recreational facilities including playground equipment, hard surface courts, ball diamonds, and other active recreational facilities. A major feature of tµe recreation plan is a proposed 40acre educational and recreational site located on the west side of Hayes Road. This site would serve as a location for a proposed elementary school and for city and county recreational purposes. It is recommended that the area be used as a neighborhood park for the area north of Main and east of the railroad tracks; This would include a complete contingent of neighborhood recreational facilities similar to those proposed �I l I I I \ 1 \' ~ ) ~~-- ; . ' I I I I I I I I I PROPOSED SITE E I FOR C.\TY PAR !AND SCHO t 30 ACRES) END~D DDITION C.OUR.SE. I I I I I I ANSION - --==r1=:~WJlmJJ[lilllk==::=!= MAllAND IAUHOlOM(W AND AHOCIATU (11• • l """IU, 1A1u ,01111 Cl¥rll01•1•UU. \A •Ol(NI A.C•tTIC TI Hn COMMUNITY iii D -- FACILITIES 1<iH io,no1.11o1 C I TY PLANNING COMM ISSIO N GAYlOl0 MICI0GAN PLAN PARKS, SCHOOLS, HOS Pl TALS AND COURT HOUSE. ALL OTHER PUBLIC AND SEM \PUBLIC USES NEIGHBORHOODS PLATE 9 �- 41 for the park to the south. In addition, it is recommended that this area be developed as a major athletic field for the entire county, providing a large track, stands, field house facilities within the elementary school, lighted ball diamonds, tennis courtsi and other hard surface courts for a complete range of outdoor athletic facilities. So as to properly. serve the residential areas on the west side of Gaylord, it is recommended that a 10-acre park be developed. This area would be developed primarily with neighborhood facilities si.milar to those of the south neighborhood park and the proposed neighborhood park on Hayes Road; equipment should include playground apparatus, a ball diamond, and other such active recreational facilities. Public Schools A consolidated county-wide school district was proposed as a part of the Otsego County Comprehensive Plan. The plan recommended that the Gaylord High School serve as a county-wide senior high school and that the other Gaylord, Johannesburg, and Vanderbilt schools provide only elementary and junior high education. Projections for public schools indicate that there will be an additional 300 elementary students by 1985, meaning that the Gaylord schools will have approximately 950 elementary students. This is too large an enrollment for one elementary school; therefore, the plan recommends that a second elementary school be built in the proposed site on Hayes Road. This new school would also be in an area where considerable population growth is anticipated. The junior and senior high school facilities would be contained in the present junior and senior facilities in the Gaylord community school site. Total enrollment at the high school would be approximately 900 students, including the Gaylord junior high school students and the county-wide senior high school students. The county comprehensive plan recommended that consideration be given to the establishment of a vocational school. The population of Otsego County may not be large enough to support such a facility, . but the combined population of Otsego County and several of the adjoining counties would be sufficient for such support. It was also suggested that Gaylord would be a logical location for such a vocational school. It is recommended that this facility be developed on the same site with the junior and senior high school, with the vocational school generally fronting on the proposed extension of Grandview Boulevard. �- 42 Proposed City-County Building The present municipal building, the county courthouse and the post office in Gaylord are considered to be functionally obsolete and inadequate for their intended purposes. In coordination with the Comprehensive Plan for Otsego County, the Gaylord Comprehensive Plan recommends the development of a city-county building, which would house all of the functions of the present municipal building and the courthouse. The post office could be incorporated into this building as well. A study of space requirements indicates that the proposed building should provide approximately 60,000 square feet of floor space for all m~nicipal, county, and post office functions. The functions of the large, generally unusable courtroom in the courthouse and the sizeable auditorium in the municipal building could be combined into a new modern courtroom and large meeting room in the new buildfng. In addition to this, a smaller meeting room would be necessary for the Board of Supervisors and the City Council meetings. At least. ,one other small· ·meeting room should be made availabl,e to serve the needs of both the city and the county. The library should also be located in this building. It is expect~d that fire protection equipment would remain in the present fire hall~ In general, complementary functions such as the sheriff and city police should be able to a·c hieve a better degree of coopera:tion by being located in the same building. The combination of - both city and county offices would enable a dual utilization of space, permitting a more efficient operation of both governments than could be realized in the present old buildings. The plan strongly recommends construction of a new citycounty building on the present site of the county courthouse. Unique advantages of · the site include its location in the Gaylord central business district, making the building convenient to those people in the area of greatest activity in the county; its positive effect of bringing additional people into the business area who may shop while attending to other .affairs; and its possession of an open green area. The open space lends a special attractiveness to the business area, giving it a unique and exquisite characteristic lacking in many other central districts. One possible disadvantage in using the site in this manner is that the area could provide space for additional parking and business. This is a minor consideration however because of the inherent aesthetic value of the open space. The development of this site for business use might even prove to be a detriment to the business area, since the district would then lose one of its best features. A summary of existing and proposed community facilities is shown in Table 8. I- I I I �II I I I I I I I I I I I I I I II I I II - 43 - Table 8 EXISTING AND PROPOSED COMMUNITY FACILITIES Gaylord, Michigan Type of Facility Year Built Use of Facility Area of Site in Acres Existing Proposed Tota! Municipal Building 1912 (1949) Offices, Auditorium, Library and Police 0.1 Site to be abandoned Site to be abandoned Post Office 1952 U. S. Post Office 0.1 Courthouse 1891 County Offices 2.1 Proposed City-County Building Fire Hall City and County Offices, Auditorium, Library, Police and Post Office 1935 City Park 2.1 Use the present Courthouse site Houses two fire trucks 0.3 0.3 Passive park with no facilities 2.0 2.0 Gaylord Elementary 1957 ( 1964) 24 Classrooms Gaylord High 1951 (1964) 32 Classrooms On same site as above Proposed City Park & School Site on Hayes Road A complete athletic field and elementary school 40.0 40.0 Proposed West Neighborhood Park Recreational facilities 10.0 10.0 40.0 30.0 70.0 �I 'I ' ' 'I ' ' 'I I I I I I I I I - 45 - REGULATORY MEASURES Zoning Regulations The control of land use through zoning is a vital portion of city planning if the community is to- avoid a chaotic pattern of intermingled residential, commercial; and industrial uses. Land use and the intensity of development form the basic community pattern; their harmonious relationship is an essential beginning step in the creation of a satisfactory city. Gaylord has enjoyed the protection and guidance afforded by comprehensive zoning since 1946. The present ordinance has been amended in some minor respects, but it essentially has remained unchanged since adoption. The basic objectives of· zoning have not substantially changed in recent years, even though there have been improvements in zoning techniques and ·a -broader legal support for some of the aspects of zoning. Zoning is still concerned with three types of regulations; namely, the use of land and buildings, the amount of open space that must be provided around buildings, and the maximum height of buildings. Although modern ordinances generally require the provision of space for off-street parking, this requirement is closely associated with the provision of front, side, and rear yards. Practically all ordinances also regulate the intensity of land use and buildings or the density of population by specifying the number of families that may occupy a lot of acertain size. Gaylord's zoning ordinance was authorized under an Enabling Act adopted by the State Legislature. Act 207, which is still in effect with little or no modification since its original passage, is similar in most respects to zoning enabling legislation adopted by other states. The language of the act clearly defines the major principles that should be considered when preparing and adopting a zoning ordinance. The original zoning ordinance in Gaylord was prepared without the benefit of a plan for future land use. Such a plan has been prepared as a part of the current program in Gaylord, and the zoning ordinance will be a principal means of implementing and carrying out this plan. For that reason, if for no other, it is necessary to prepare a new zoning ordinance based upon up-to-date information, the provisions of the land use plan, and the newer techniques that have been developed in recent years. Zoning is accomplished by dividing the community into districts such as residential, commercial and industrial. �- 46 - The first purpose of zoning is to direct the growth of the community in accordance with a comprehensive plan. Since the use of urban land is dependent upon the arrangement of such physical facilities as highways, schools, and parks, the zoning regulations should be a part of a plan dealing with all of these facilities ·. . Under a good zoning ordinance, urban growth will arrange itself according to a pattern of land use that will fit :into a comprehensive plan,- resulting ·in maximum benefit to the entire county. There is a close relationship between the land use arrangement and the provision of needed public facilities such as schools. · For example, it is most difficult to design a highway system in the absence of a general plan. The land use plan provides the basis for the zoning district map. · The second purpose of zoning is to encourage the most · appropriate use of land. Zoning must be reasonable. The future · use· of property permitted must be related to the ex:i.sting development. In drafting an ordinance, consideration must · be given to the character of the distrfct and its peculiar ·suitability for ·particular uses. Of greatest importance, however, is the necessity for the regulations to encourage .the most appropriate use of land. The zoning- regulations should be based upon the interests ·of ·the entire community - of alr the people rather than upon the value or use of one or two · individual pieces of land. · Zoning is more than just a few rules to keep one man from unduly damaging the value of his neighbor's ·property. It is a directive force to encourage- the development of the best possible community. · The third purpose of zoning is to provide adequate light and air, to prevent over-crowding of the land, and to avoid undue concentration of population. This is not too difficult a problem in Otsego County. The fourth purpose of zoning is to conserve and protect property values. For example, in a residential area a few lots might bring a much higher price if they could be used for commercial purposes. Such a use, however, would depreciate rather than conserve the value of the existing buildings in the particular area. When there -is no zoning to prevent each individual from doing just as he -pleas·es · with his property, the different types of land us·e • - residence, industry and commerce· - · become intermingled; damaging one another and the community as·a whole. No one wants to build a residence or summer home and then find the adjacent lot used as a soap factory or as a junk yard. While this is a most extreme example, there is no question but.that industrial or commer(?ial use adversely.affects �•I • '• • • • • • • • • •I I I I I - 47 - adjacent residential property. In addition, one type of residential property has an adverse effect on another. For example, when a single-family lake residential area is invaded by some rental cottages, the value of the single-family area for its original purpose is reduced because, over a long period, rental property depreciates at a faster rate than does owneroccupied property • Existing Ordinance As previously stated, Gaylord adopted its present zoning ordinance in 1946. The ordinance divides the city into eight districts: three residential districts, one agricultural district, three commercial districts, and one industrial district. Within each of the several districts, the use of land and buildings is regulated, minimum setbacks are established for front yards, and minimum rear and side yards are required. Minimum lot areas and dimensions are specified, but there are no height regulations; this omission indicates that the ordinance is not fully comprehensive. In addition to the use and area regulations, the ordinance sets out certain definitions, adopts the zoning map by reference, and describes how district boundaries are to be interpreted. The ordinance also provides for enforcement of the ordinance and creates a Board of Appeals. The present ordinance does not truly provide the desirable controls under present-day conditions. There have been many changes in land uses since the ordinance was adopted, and these changing trends should be recognized. Specifically, the following deficiencies are noted: 1. Definitions of terms should be expanded to recognize certain new types of land use such as clinics, modern filling stations, off-street parking and loading spaces, motels, nursing homes, and trailers • 2. The "R-2'' and "R-3" Residential Districts are nearly identical and do not materially assist in providing purposeful zoning controls. The "H-1" and "H-2" Highway Service Districts are also nearly identical. 3. The area and yard regulations are scattered throughout the ordinance, in Article IV, and in the various use districts. 4. The ordinance does not have a section on compliance with the regulations to make the requirements of the ordinance clearly mandatory. �- 48 - s. The residential districts permit certain· types of institutions and other uses that =shotild o~ly be allowed by special use permit~ 6. The ordinance does not ·contain a special use section to provide for the proper location of unusual land uses such as cemeteries, trailer parks, junk yards, and similar problematic uses that should be reviewed prior to thei~ establishment. 7. The uses permitted in the vari·o us districts are not well selected and do not properly relate to one another. Also, certain commercial uses such as retail stores, are not permitted in the "H-1" or "H-2" Highway Service district~. 8. The ordinance is deficient in not requiring offstreet parking to be provided in all districts other than in the central business district. The above are the principal defects of _the present ordinance and, while they could be remedied by amending the present ordinance, there are so many changes which should be made the piecemeal amendment procedure would be very cumbersome. It is concluded that it would be far better to draft and adopt an entirely new ordinance than to attempt to amend the present one. Proposed Zoning Regulations The text and district maps of a proposed zoning ordinance are submitted in Appendix A. This ordinance has been coordinated and patterned to the regulations for Otsego County. The purpose of the ordinance is to establish controls on the use of land, the size of lots, front, side and rear yards, a minimum dwelling size, and parking space. The zoning ordinance consists of written text and a zoning district map. (See Plate 4.) The intent of the ordinance is to insure the general orderly growth of the city, to insure proper development in the future, to protect the values of land and property, and to assure the most appropriate use of land. Districts. follows: The city is -divided into five districts as R-1 R-2 C-1 C-2 M-1 Single-Family Residence Multiple Residence General Commercial Central Commercial Manufacturing _.! �' ' ' ' ' 'I I I I I I I I I I I I I HID OE t,,,, VALLEY (.-- SKI CLUB ) t / - I I / LJ + _ _j_ - : - --1 -~ - 1 R-1 OTSEGO COUNTY Al RPOR.T r-----1 KAltLANO tAlTHOlOW IW AIIIO A ))OCIATU ... c/1• tlA11 ■ 1U, C•"11•••1111u. 1••tic..,1 .. ac11111eti -~~~~~~= 6 ., un. ,,o ,101i1,~ CtT'T' .. ,uo11 u PlANNING (O lr,M,A l~510N GAYlOJ.0 MICHIGAN , I' ZONING ti[] - DISTRICT NONCONFORMING NONCONFORMING MAP COMMERCIAL USES INDUSTRIAL USES PLATE 4 �I I I ., I I I I I I I I I I I I I I I - 49 - Use Regulations. The R-1 Single-Family Residence District permits single-family dwellings and certain other compatible uses such as schools, parks, churches, and home occupations. The R-2 Multiple Residence District permits the uses allowed in R-1, plus two family and multiple dwellings, clubs, and hospitals. The C-1 General Commercial District allows almost all types of commercial uses, including retail service and office uses, drive-in establishments, parking facilities and signs. The C-2 Central Commercial District applies only to the central business area. Permitted uses are the same as in the C-2 District, plus wholesale establishments and terminals and limited manufacturing. This district is exempted from parking requirements. The M-1 Manufacturing District allows any type of commercial or industrial use (with the exception of Council review of certain obnoxious uses). Residential uses are prohibited. Special Uses. The City Council and the planning commission may permit by special permit, cemeteries, drive-in theaters, golf courses, institutions, trailer parks, and junk yards in certain districts where they are not regularly allowed. Area Regulations. All new buildings in every district must have a minimum front yard of 25 feet except in the C-2 District. Rear yards of 25 feet and side yards of five to ten feet are required, depending upon the district. Side yards are not necessary in the C-1 and C-2 districts, except where they abut an R District. A minimum lot of 8,500 square feet and minimum lot width of 60 feet are required for singlefamily residential uses in the Rand C districts. Two-family dwellings must provide 2,500 square feet and 1,500 square feet is required for each multiple unit. Every dwelling unit is required to have a minimum ground floor area of 480 square feet. These area regulations do not apply to existing buildings. The ordinance also contains provisions for making reasonable adjustments to these regulations where there are unusual existing condi t ions. These area regulations are minimum standards; larger lots and yards, of course, are permitted. Any lot existing at the present time, regardless of size, may be used as only new lots must observe these minimum areas. Height. The height of all new buildings must not exceed two and one-half stories or 35 feet in all districts, except in the C-2 and M-1 districts where the maximum height is eight stories or 100 feet for new buildings. These regulations do not apply to existing buildings. Board of Appeals. Appeals may be made to an Appeal Board for errors or for hardships. All new buildings or additions to existing buildings must obtain a permit. Permit fees are �- 50 $3.00 for improvements up to $2,000 in valuation, and $0.50 for each additional $1,000 -valuation. Any improvement under $200 has no fee. ) .! Amendments. The City Council may amend and change the zoning ordinance and the district maps. Before any am~ndment may be made, the proposed amendment must ~e submitted to the planning commission for its consideration and a public hearing. The amendment procedure is the same as that used in adopting the ordinance. Subdivision Regulations Any physical expansion of a community is primarily accomplished by the developmertt of new subdivisions of land. The process of platting new streets, blocks and lots establishes a pattern which firmly attaches itself to the land and thereafter is - difficult to change or alter. Therefore, it is essential that the process of subdividing land be subject to reasonable· public regulations and control so that the pattern of development is properly related to the overall community plan. The procedure will protect the interest of the prospective purchaser, the developer, and the city. The creation of new subdivisions often offers opportunities for implementing various proposals ·of the comprehensive plan such as the location of major thoroughfares and sites for schools, parks, and other public facilities. Subdivision Planning Subdivision regulations are one of the most important tools available to implement the Comprehensive Plan of Gaylord and to assure orderly growth in the community.- . The City of Gaylord has the authority to control the subdivision of land in the corporate limits and within the unincorporated territory, as established in Michigan Statutes. The planning commission is vested with the responsibility of reviewing new subdivisions. This power of review is established through the adoption and enforcement of s~bdivision regulations by the City Council. Subdivision regulations are concerned with standards of design, standards of minimum physical improvements, the procedures to be followed, and information required to be shown on a preliminary and final plat. It is in the public interest · to require that the developer ·provide certain minimum physical improvements in accordance with applicable standards of the city to prevent premature placement of public facilities and excessive maintenance costs, as well as to safeguard the public health and interest. • • • • • • �I I I I I I I I I I I I I I I I I I I - 51 - Upon adoption of the subdivision regulation ordinance by the City Council, the planning commission will be required to review each new subdivision. This offers an excellent opportunity for the city to apply sound planning principles in the development of areas. It is important that specific standards be available to use in appraising the merit of each proposal. The creation of a new subdivision is usually the first step in the development or the expansion of a residential neighborhood. As each parcel of land is developed, it should be oriented to the neighborhood and must become an integral part of it. The land use plan has identified several neighborhoods in Gaylord, the focus of which is upon a combined elementary school and neighborhood park. Future streets within the neighborhood should be so arranged as to discourage through traffic. Whenever physically possible, major streets should border the neighborhood rather than penetrate it. In this way, pedestrians are protected from the dangers of vehicular traffic and residences are protected from the noise, dust, and nuisance of through traffic. Attention should be given to the location of churches, clubs, lodges, public buildings, and public and semi-public open spaces. If these are located in the neighborhood, they should be provided with large sites, and the buildings should be insulated from surrounding residences with adequate setback for landscaping. Certain basic principles of planning standards should be observed whether a proposed subdivision is built by a single developer or by many separate developers over a period of years. Attention should be given to the physical characteristics of the topography of the area under consideration. Natural features should be preserved. Minor streets should enter major streets at right angles to avoid traffic hazards. Wbe~ever possible, streets should follow main drainage lines. Dead-end streets should be avoided, except where needed to connect to a future development of adjacent property. Lots should be adjusted to obtain maximum frontage on existing and proposed open spaces. Proposed Subdivision Regulations The text of the proposed subdivision regulations is submitted in Appendix B. This ordinance has been coordinated and patterned to the regulations prepared for Otsego County. This proposed ordinance sets out in detail the procedures for the subdivision of land. After careful review by the planning commission, the recommended regulations should then be prepared in proper legal form by the City Attorney for adoption by the City Council. ?'' ' �- 51 - Upon adoption of the subdivision regulation ordinance by the City Council, the planning commission will be required to review each new subdivision. This offers an excellent opportunity for the city to apply sound planning principles in the development of areas. It is important that specific standards be available to use in appraising the merit of each proposal. The creation of a new subdivision is usually the first step in the development or the expansion of a residential neighborhood. As each parcel of land is developed, it should be oriented to the neighborhood and must become an integral part of it. The land use plan bas identified several neighborhoods in Gaylord, the focus of which is upon a combined elementary school and neighborhood park. Future streets within the neighborhood should be so arranged as to discourage through traffic. Whenever physically possible, major streets should border the neighborhood rather than penetrate it. In this way, pedestrians are protected from the dangers of vehicular traffic and residences are protected from the noise, dust, and nuisance of through traffic. Attention should be given to the location of churches, clubs, lodges, public buildings, and public and semi-public open spaces. If these are located in the neighborhood, they should be provided with large sites, and the buildings should be insulated from surrounding residences with adequate setback for landscaping. I i - Certain basic principles of planning standards should be observed whether a proposed subdivision is built by a single developer or by many separate developers over a period of years. Attention should be given to the physical characteristics of the topography of the area under consideration. Natural features should be preserved. Minor streets should enter major streets at right angles to avoid traffic hazards. Whenever possible, streets should follow main drainage lines. Dead-end streets should be avoided, except where needed to connect to a future development of adjacent property. Lots should be adjusted to obtain maximum frontage on existing and proposed open spaces. Proposed Subdivision Regulations The text of the proposed subdivision regulations is submitted in Appendix B. This ordinance has been coordinated and patterned to the regulations prepared for Otsego County. This proposed ordinance sets out in detail the procedures for the subdivision of land. After careful review by the planning commission, the recommended regulations should then be prepared in proper legal form by the City Attorney for adoption by the City Council. �I I ' ' ' 'I ' ' ' ' ' ' ' 'I I I I - 53 - PLANNING IMPLEMENTATION Administration of the Plan The preparation of a comprehensive plan is the responsibility of the City Planning Commission, with the support of the citizens of the city and the adoption and enforcement of the plan by the City Council and city officials. The ·planning commission, however, as the sponsor of the plan and advisor to the city authorities, should continue to review all matters affecting physical development of the ~ity and should remain active in promoting the plan in the community. · The completion and adoption of the comprehensive plan are only the very beginning steps and not the end of the planning program. The plan itself is merely a blueprint for the orderly, efficient, and attractive community which Gaylord strives to be in the future. The task remains to actually bring into being this planned community. This can be accomplished through careful guidance and direction of the many day-to-day activities affecting the physical city and to gradually carry out the various improvements proposed in the plan. The plan is of little or no value unless it is followed and its recommendations are carried out in the ensuing years. Following its completion, the plan must be · adopted by the City Planning Commission, kept up to date and thereafter periodically reappraised and revised when necessary to meet changing conditions. It is not too great a task to prepare a planning program; to preserve the plan's integrity and to consistently carry out its proposals is much more difficult. Into the development of each parcel of private property and into the planning for each project, must necessarily go a significant number of detailed considerations on the part of many individuals and groups. Throughout the next 20 years, countless decisions of this type will be made. No single group in a given time can possibly foresee the . ramifications of all these many decisions. Many will affect the improvements on the recommendation of the comprehensive plan. The plan, consequently, will require changes and modifications in the future so that it always represents the latest and best thinking for the future development of the city. In any event, the basic principles set forth in the plan will remain valid. Both public and private improvements must be coordinated with some single, overall scheme if a satisfactory community is to be created in Gaylord. �IJ II I - 55 - 4. Establishment of Permanent Citizen Committee. An active citizen committee which would remain as a permanent organization can be of much value in a long-range planning program. By establishing a permanent committee, the will of the community would thus be represented and expressed. The intelligent understanding and wide representation of such an organization can consolidate public opinion and favor in developing the city in a truly democratic manner along the principles established by the comprehensive plan. This committee would not be required to provide excessive time, but rather would meet several times a year to review broad planning goals and to provide the commission with citizen assistance. 5. Publication of a Summary Report. Publication and distribution of the comprehensive plan is the first important means of familiarizing the public with the commission's activities. The mere printing of the plan in its entirety will not, however, be adequate means of securing public understanding. Many people will not read such a report and many will not remember the large amount of data and recommendations contained therein. It is essential that an educational program of a more visual nature be presented. A summary brochure of the plan, presented in this manner, should be prepared for wide-scale distribution • 6. Publicity Program. The planning commission should inaugurate a publicity program within the near future. It is recommended that a publicity committee be appointed, consisting of several members of the commission and an interested citizen. Educational activities must be continued in succeeding years, for a single program even though intensive, is quickly forgotten. The planning commission should publish annual reports as well as any special studies of city-wide interest which it may undertake. These reports should clearly present accomplishments that have been made under the comprehensive plan and through capital improvement programs. I.J IJ •I • •I • •I • • City Council Program The City Council, as the legislative body of the municipal government, has the final responsibility for all planning in the .c ommunity. The City Planning Commission is an advisory body and can only make recommendations to the City Council. It �I - 54Immediate Objectives for Planning Implementation In order for the planning program in Gaylord to become a reality so that it can actually serve as a guide for future development, certain major steps must be initiated by the City Planning Commission and the City Council in the near future. These important steps are ,. essential, immediate objectives. These five major steps are- reviewed in the following. It is the . responsibility of the City Planning Commission to initiate these immediate objectives. 1. Adoption of the Comprehensive Plan. __The first and most important step is the adoption of the comprehensive plan, upon which all of the other actions and programs of the city to guide the future devel~ opment are based. The City Planning Commission should pursue the adoption of the plan, following review of the preliminary reports by the commission and the citizen advisory committees. The commission should officially and formally adopt the plan and forward it to the City Council. 2~ , Recommendation of Regulatory Ordinances. The City of Gaylord does not presently have any control over the -development of subdivisions within the · city. It is imperative that the proposed subdivis.ion regulations, as submitted, be reviewed by the planning commission, adopted by the commission and forwarded to the City Council so that these regulations become a city ordinance through official adoption by the council. Recommendations were made for the revision of the zoning ordinance. The revised text and district map should be reviewed by _ the planning commission and forwarded to the City Council with the recommendation that these zoning regulations be officially adopted as a city ordinance. 3. Recommendation on a Capital Improvement Program. The comprehensive plan outlined an extensive number of public improvements that should be developed by the city during the next - twenty years. The development of these public improvements should start -immediately so that they are developed gradually . over a period of y.e ars. Therefore, it is · imperative that the city undertake a sound program for capital improvements. The planning commission should refine the capital improvement program and forward it to the City Council recommending its execution. I I I I I I I I I I I I I I I ;I I I �IJ II I I I I I I I •I • •I • • • • - 57 - plan and recognize its advantages. No matter how effective the legal procedures that are made available for carrying out the program, the administration cannot be completely successful unless the plan is understood by and has the support of the public. It is suggested that the following measures be employed by the City Planning Commission and the City Council to insure and obtain greater public understanding and support of the planning program. Publication and distribution of the comprehensive plan is the first important means of familiarizing the public with the commission's activities. The mere printing of the plan in its entirety will not, however, be adequate means of securing public understanding. It is essential that an educational program of a more visual nature be presented. A summary brochure of the plan, presented in this manner, should be prepared for a wide-scale distribution. Slides, displays in retail stores, talks before audiences, and newspaper stories are all effective means of apprising the public of the facts and advantages of the plan. A study of the comprehensive plan could be included as a part of the school curriculum in Gaylord. This is particularly desirable in the junior and senior high school; even the older elementary school pupils can be properly advised about certain phases of the planning work • Educational activities must be continued in succeeding years, for a single program even though intensive, is quickly forgotten. The planning commission should publish annual reports as well as any special studies of city-wide interest which it may undertake. These reports should clearly present accomplishments that have been made under the comprehensive plan and through capital improvement programs • An active citizens' committee that would remain as a permanent organization can be of much value in a long-range planning program. By establishing a permanent committee, the will of the community would thus be represented and expressed. The intelligent understanding and wide representation of such an organization can consolidate public opinion and favor in developing the city in a truly democratic manner along the concepts established by the comprehensive plan • �- 56 - I I is ther.e fore - essential that the Council pursue a p:togram in order to make effective use of the comprehensive plan. A program pertaining to plann_ing is outlined· in t _h e following: 1. Adoption of the Plan. Following refinemeJ?.t and adoption of the comprehensive plan by the City Planning Commission, the commission would forward the plan· to the City Council. This plan will represent the combined thinking of the planning commission members, the consultants, and interested citizens. It i~ the responsibility of the . City Council to adopt the plan as a public document to serve the present and future city councils. 2. Adoption of Regulatory Measures. Following action by th~ planning commission, the City Council should pr9ce.e d with the adoption of the revised zoning ordinance and the propos~d subdivisi6n regulations. These municipal ordinances are necessary for the City Council to properly control and guide future private development. 3. Initiation of a Bond Issue. A capital improvement program, based upon the comprehensive plan, should be forwarded to the City Council by the planning commission. The City Council should carefully review the proposed program, revise and modify it according to their judgment of local needs, and initiate a bond issue for its execution. Gaylord has many pressing needs for public improvements. A delay in providing these improvements will only create a greater burden for the community in the future. 4. Initiation of Downtown Projects. Many improvements to privat~ structures have been made in Gaylord's business district in recent years. The city should follow this local interest with needed parking areas as recommended in the comprehensive' plan. Also, the city should proceed with further studies of the proposed · city:-count°y building. Public Understanding and Support Planning is a democratic process; to be effective, it should have the understanding and support of the citizens of the community. While all technical details may not be grasped by all of the people, the objectives and aims of the plan and its principal proposals_ should be sufficiently publicized so that the public as a whole can see the reasonableness of the I I I I I I I I I I I I I I I �( I 'I I I I I 11 APPENDIX A" PROPOSED ZONING ORDINANCE GAYLORD, MICHIGAN I I Prepared for the CITY PLANNING COMMISSION by HARLAND BARTHOLOMEW AND ASSOCIATES Saint Louis, Missouri �TABLE OF CONTENTS Section . . . . . ••• .......• 1 _P urpose • • • 2 Exemptions • • 3 Definitions • • • • • • • • • • • • 4 Interpretation and Conflict • • • • 5 Districts. • • • • • • • • • • • • • • • • • • A-8 6 Compliance with the Regulations • • • • • • • • A-9 7 R-1 Single-Family Residence District • • • • • A-9 8 R-2 Multiple Residence District • • 9 C-1 General Commercial District • • • • • • • • .... .. . . . . . . . . . . .. ... A-1 A-1 • A-2 • A-7 • • • A-12 ... • • A-13 . . A-16 10 C-2 Central Commercial District • • 11 M-1 Manufacturing District • • . . . . . . . . A-18 12 Off-Street Parking Regulations . . . . . 13 Special Use Regulations • • • • • • • • • • • • A-22 14 Nonconforming Uses • • • • • • • • • • • • • • A-25 15 Supplementary Height and Area Regulations • • • A-26 16 Board of Appeals • • • • • • • • • • • • • • • A-29 17 Amendments 18 Penalties. 19 Validity. .. . .. . ... . . .... . . • • ................ .• . . . . ... . . . . . . . .. . • A-19 A-33 A-33 A-34 �!!....., ---- - r r r f -f -I I I I ·I ! ' PROPOSED ZONING ORDINANCE CITY OF GAYLORD, MICHIGAN This Ordinance is intended - to continue the general orderly growth of this City, to insure proper development , in the future, to protect the values of land and property, and to assure the most appropriate use of land. The Ordinance is designed to allow the continuance of any existing use in the City. PREAMBLE The Zoning Ordinance of the City of Gaylord is to promote the health, safety, morals and general welfare, and to protect the rights of individual property owners; to regulate and restrict the height, number of stories and size of buildings and other structures, the percentage of lot which may be occupied, the size of yards, courts, and other open spaces, the density of population, the location and use ·of buildings, structures and land for trade, industry, residence and other purposes; and for the said purposes to divide the =City of Gaylord, Michigan into districts of such number, shape and area as are deemed best suited to carry out the said purposes; to provide a method for its administration and enforcement and to provide penalties for its violation . The City Council of Gaylord, Michigan, does ordain as follows: SECTION 1. PURPOSE AN ORDINANCE to establish zoning districts and provisions for Gaylord, Michigan, including the administration thereof, in accordance with the provisions of Act 207 of the Public Acts of 1921, as amended: BE IT ORDAINED by the City Council of Gaylord, Michigan: This Ordinance shall be known and may be cited and referred to as the Zoning Ordinance of the City of Gaylord. SECTION 2. EXEMPTIONS The erection, construction, alteration or maintenance by public utilities or municipal departments or commissions, of overhead or underground gas, electrical, · steam or water, distribution or transmission systems, collection, communication, s~pply or disposal systems, including mains, drains, sewers, pipes, conduits, wires, cables, fire alarm boxes, police call boxe~, traffic signals, hydrants, towers, poles, electrical substations, gas regulator stations, and other similar equipment and accessories in connection therewith, reasonably necessary �A-2 for the furnishing of icieqfrate service :by such public utility or municipal department or COfil.!llission or for the public health or safety or general :. ~~~;fare' / ''shall . be permitted as authorized or regulated by law and other ordinances of the City of Gaylord in 3:ny use district, i _t _.being the · int~nticm -:hereof to except such e~ection, construction, al~eration, and.~aintenance from the . ~ppli_cation of° this Ordinance. · · .r_: ,; , -. SECTION 3. DEFI.NITIONS For the purpose of this Ordinance, certain terms and . words are to be construed and are defined as follows: . . . Words used in . the present tense include the future; words in the singular - include the plural number~ and words in the . plural nu~ber- ·i11-clude the singular number: · the word "building" :i,ncludes the_ word "structure"; the word ·"shall" •is mandatory and not directory . . . Accessory Building - A subordinate building, the use of -~~ich . is _incidental to and customary -in connection with the ·principal building or use, and which is located on the same lot with such principal building or use. ··. •, .. Accessory Use - ~ subordinate use which -is incidental to and customary in connection with the principal building or use and which is located on the same lot with such principal building or u_s e. Alley - A public or private thoroughfare which affords only a secondary means of access to abutting property. Basement - That part of a bu:i,.lding having -at least two feet l?ut not more than one-half of its height below the average grade .o f the adjoining ground. · Billboard - A sign which directs attention to a business, _commodity, service or _entert~inment conducted, sold or offered eisewhere than upon the same lot. Boarding -House - A building, other .than a hotel or apartment hotel where, for compensation and by prearrangement for definite periods, lodging, meals, or _ lodging and :_me:als are provided for three or more persons, but not exceeding 20 persons. • I .' • Building - Any structure having a roof supported by columns . or. walls for the shelter or enclosure . ofr persons or. property • . Building, Height of - -The. =vertical .d±stance from the grade to (a) the highest point of a flat .roof, . (b) . the average height between eaves and ridge for gable, hip and gambrel roofs, ·or (c) the deck line of a mansard roof. �• •II • •II • •d • • • I A-3 Buildable Width - The width of the : lot left to be built upon after the side yards are provided. Cellar - That part of a building having more than one-half of its height below the average grade of .the ~a~joining ground. Clinic - An establishment where patients are not lodged overnight, but are admitted for examination and treatment by a group of physicians or dentists practicing medicine together. Club - Buildings and facilities owned or operated by a corporation, association, person or persons for a s·ocial, educational or recreational purpose, but not primarily for profit and not primarily to render a service which is customarily carried on as a business. District - Any section of the City of Gaylord within which the zoning regulations are uniform. · Dwelling - A building or portion thereof designed or used exclusively for residential occupancy, but ·not including house trailers, mobile homes, hotels, motels, boarding and lodging houses, tourist courts or tourist homes. · · Dwelling, Single-Family - A building designed for _or occupied exclusively by one family. · ,: Dwelling, Two-Family - A building designed for or occupied exclusively by two families ·. Dwelling, Mtlltiple - A building designed for or occupied exclusively by three or more families. · Dwelling Unit - A room or suite of rooms used as a singlefamily dwelling, including bath and culinary accommodations. Family - An individual or two or more persons . related by blood or marriage, or a group of not more than five persons who need not be related by blood or marriage, living together as a single housekeeping unit in a dwelling. Filling or Service Station - Any land, building, structure or premises used for the sale at retail of motor vehicle fuels, oils or accessories or for servicing or lubricating motor vehicles or installing ' or repairing -parts and accessories, but not including the rep·a iring or replacing ·of· . motors, bod"ies, or · fenders of motor vehicles or painting motor vehicles, and excluding public garages. · Floor Area - The square feet of floor space within the outside line of walls and includes the total of all space on all floors of_a building. It does not include porches, garages, or space in a basement or cellar when said basement or cellar space is used for storage or incidental uses. I I I I I I I I I I I I I I I I I �I I A-4 ' ' ''I I I L '~ L t . Fro'ntage - The distance along a· st:feet .· l:LneLfrom one intersecting street to an6ther oi from 6rie in~eis~~iing street to the end, of a_ dead-end street. Garage I Pi-1.vate - A detached a·c cessory bt.il.ldfng or portion of a main building housing the automobiles of the occupants of the premises~ · · · ,, 'i : ·· Garage, Publi'c ~ -A building or· porti-on thereof·, other than a private or storage garage, designed or used for equipping, servicing, repairi:ng, · hiring, selling, storing or parking motor~driven ~ehicl~s.· Th~ term repairing shall not include an auto~otive bodj repair shop nor ' the rebuilding, dismahtling or storage of wrecked or junked vehicles; Grade - The average level of the finished surface of the ground for buildings more than five feet from a street line. For buildings closer than five feet to a street line, the grade is the sidewalk elevation at the center of the building _. If there is more than· one street,- -an average s ;i _d ewalk elevati_o n is to be used. If there is nci sid·e walk, the Cfty Engineer shall establish · the sidewalk grade. The average · level of the water where buildings or structures are erected thereon. Home Occupation - Any occupation within a dwelling and clearly incidental thereto carried on by a member of the family residing on the premises; provided that no person not a resident on the premises is employed, no stock in trade is kept or commodities sold, no mechanical equipment is used, except such that is normally used -f or pure.ly . domestic or household purposes, no adve.rtising sign is displayed other than a name plate not exceeding one square foot in area and there is no other exterior indication that the building_is being used for any purpose other than · a dwelling. Housekeeping Cabin Park '- A parcel ' of -land on which two or more buildings; ten·t s or similar -s tructures are maintained, offered or used for · dwelling or sleeping quarters for tran-·. sients, but shall not include boarding and lodging houses, tourist homes or motels. ; In~titutiort· - A nonprofit est~bli~hment for public use~ Junk Yard -• -The use of premises for ' the · open--· storage of old and dilapida~ed ·automobiles·, · trucks, tractors and other such vehicles and . parts thereof, . wagons, · and other kinds of· vehicles and parts thereof, scrap building material, scrap · . contractors' equipment, . .; . ' . tanks, cases, cans, barrels, boxes, :: ; �• • • •ii • I." ,. •.. • •:. ,. ' I A-5 drums, piping, bottles, glass, old. iron, · machinery; rags, paper, excelsior, hair, mattresses, . beds or bedding or any other kind of scrap or waste material. Lodging or Rooming House - Same as . "Boarding II~u~;e''. Lot - (1) A parcel of land adequate for occupanc~ by a useherein permitted, providing the yards, area and offstreet parking herein required and fronting directly on a street. 0 (2) Land occupied or intended for occupancy by a use permitted in this Ordinance, including one main building, together with its accessory buildings and the yards, loading and parking spaces required herein, and having its principal frontage upon a street or upon an officially approved place. ! Lot, Corner - A lot abutting upon two or more streets at their intersection. I Lot. Depth - The -mean horizontal distance between the front and rear lot lines. L , 1. I 11111 I I Lot, Interior - A lot other than a corner lot. Lot of Record - A lot which is part of a· subdivision, the map of wbich has been recorded in the Office of the Regi~ter of Deeds of Otsego County; or a parcel of land, the deed of which was recorded in the Office of the Register of Deeds of Otsego County. Lot, Through (double-frontage) - An interior lot having frontages on two streets. Lot, Width - The width of a lot at the front yard line • Motel (Motor Court, Motor Hotel, Motor Lodge) - A building or buildings in which lodging or boarding and lodging are provided and offered to the public for compensation. As such, it is open to the public in contradistinction to a boarding house, a lodging house or a multiple dwelling which are herein separately defined. Nonconforming Use - The lawful use of land or a building, or a portion thereof, which use does not conform with the use regulations of the district in which it is located. Nursing Home - A home for the aged, or infirm in which three or more persons not of the immediate family are received, kept or provided with food and shelter or care for I I I I I I I I I I I I I I I I I - �,-- I I I I I I I I I I I I I - A-6 compensation·;· but not including hospitals, clinics . or similar institutions .devoted primarily to the diagnosis .and treatment of the sick or injured. Parking Space. Off-Street - An all-weather, surfaced area not in a street or alley and having an area of not less than 180 square: feet -, exclusive of driv.eways, permanently reserved for · the . temporary storage of one automobile .- and connected with a street or alley by an all-weather surfaced driveway which affords ingress and egress for an automobile without requiring another automobile to be moved. Porte-cochere - A canopy attached to a building and ex- .. tending over ·a driveway, open on. all sides except for the wall of the main building. Premises - A lot together with all buildings and structures thereon. Sign - An identification, description, illustration, or device which is affixed to, or represented directly or indirectly upon a building, structure or land and which directs attention to a product, place, activity, person, institution or business. Stor_y - That portion of a building, other than a basement, included between the surface of any floor and the surface of the floor next above -it; o.r if there be no · floor ·a bove it, then the space between such floor and the ceiling next above it. Story, Half - A space under a sloping roof which has the line of intersection of roof decking and wall face not more than three feet above the top floor ·level, and in which .space not more than two-thirds of the floor area ·1s finished off for use. A half-story containing independent apartments or living quarters -shall be counted as a full story. Street ,- A -public thoroughfare which affords -the principal means of access· to abutt1ng property. · . Street · Line ous. street. A dividing line between a lot and a contigu- Structure - Anything constructed or erected~ the use of which requires permanent location on the ground-o~ attached to something having a permanent · locatio·n . on the grouncf;· · including, but without limiting the generality of the foregoing, advertising signs, billboards, backstops for tennis courts and pergolas. •., ·. �I I I ,1 ,· I I ] I I I I I I , l'I 'l I I I I _11 A-7- Structural Alteration - Any change except those required by law or ordinance, which would prolong the life of the supporting members of a building or structure, such as bearing walls, columns, beams or girders, not including openings in bearing walls as permitted by other ordinances. Tourist Home - An establishment used for dwelling purposes in which rooms, with or without meals, are offered to transient guests for compensation. Trailer or Mobile Home - A vehicle used for living purposes and standing or designed to stand on wheels or rigid supports. Trailer Park or Mobile Home Court - An area where one or more trailers can be or are intended to be parked, designed or intended to be -used as living facilities for one or more families. Yard - An open space, other than a court, on a lot, unoccupied and unobstructed from the ground upward, except as otherwise provided in this Ordinance. Yard, -Front - A yard across the full width of the lot extending from the front line of the building to the front street line of the lot. Yard, Rear - A yard extending the full width of the lot between a principal building and the rear lot line. Yard, Side - A yard on the same lot with the building between the main building and the adjacent side of the lot and extending from the front yard to the rear yard thereof. SECTION 4. INTERPRETATION AND CONFLICT The provisions of this Ordinance shall be held to be minimum requirements adopted to promote the health, safety, morals, comfort, prosperity and general welfare of the people of the City of Gaylord, Michigan. It is not intended by this Ordinance to repeal, abrogate, annul, impair or interfere with any existing easement, covenants, or agreements between parties, or with any rules, regulations, or permits previously adopted or issued pursuant to law; provided, however·, that where this Ordinance imposes a greater restriction upon the use of buildings or premises, or upon the height of a building, or requires larger open spaces than are required by other rules, regulations or permits, or by easements, covenants or agreements, the provisions of this Ordinance shall govern. I I I I I I I I I I I I I I I I I I �,...- I I I I I I I I I I ,,. I I I I A-8 .~EQJI ON 5. DISTRICTS . .' i .- In order to carry out the . provisions of this Ordinance, the _C;i ty. of Gay~ord is hereby -.divided into five districts which shall be known as : :·' R-1 .R-2 C-1 C-2 M-1 Single-Family Residence_District Multiple Res:ldence .D istridi~--·General Commercial District Central Commercial District Manufacturing District 2. The districts and boundaries of districts are .shown on the maps attached hereto and made a part of this Ordinance. The map . shall be designated .as the "District Map". All notations ~nd J'.eferences ·shown ·o n the . "District Map" are as much a part of this Ordinance as though specifically described herein. · .a. The district bound~ries are either . streets, highways or alleys .unless otherwise shown~ . and where the designation on the "District Map" indicates that the various districts are approximately bounded by a street, highway, _or _alley .line, such strE?et, _highway, ,or alley line shall be construed to be the district · boundary line. b. _Where the _district .poundaries are not otherwise indicated, and where the property h~s been -or may hereafter be divided into blocks and lots, the dis.trict boundaries shall be construed to be lot lines and where 0the designations , qn the "District Map" are . •) . approximately bound_e d . by lot lines, said lot lines shall be construed to~e the boundary of the district. .;, .. I I/ -~ II ' , III ' a,, ~ I c. In unsubdivided property, ·the district boundary lines shown . on the "Distri.ct -Map" . shall _Qe determined by. use of the scale shown on such map •. d. In the event any street, highway, alley, drainageway or other public way forming the boundary of a dis. trict is .vacated, the new _d istrict boundary shall be the former qenterline of .~aid .vacated street, :,highway, alley, drainageway or other . public way • .. 3 • . All . t~r-r i tory which may . hereaftej;. pec~me a . part of th~ City of Gaylord -by incorporation ~hall .automatically be classified in .the R-:'i · Single_-Fami,:iy Residence District until appropriately. l:'ecJassi:fied in accordance with the provisions of Section 17 o:( this Ordina.nce: • �]I ... 1JI• 1I.• ' ·l ·• • • • • • 1 11 • • •:I A-9 4. In the event the District Map does not show the zoning of any area within the ·City of Gay"iord, such area automatically shall be classified in the R-1 Single-Family Residence District until a reasonable time following discovery of the omission, the area shall be appropriately classified in accordance with the provisions of Section 17 of this Ordinance. SECTION 6. COMPLIANCE WITH THE REGULATIONS Except as hereinafter specifically provided: 1. No building or structure shall be erected, converted, enlarged, reconstructed, moved or structurally altered, nor shall any building or land be used, except for a purpose permitted in the district in which the building or land is located. 2. No building or structure shall be erected, converted, enlarged, reconstructed or structually altered to exceed the height and bulk limit herein established for the district in which the building is located. 3. No building or structure shall be erected, converted, enlarged, reconstructed, or structurally altered, except in conformity with the yard, floor area, and lot area regulations of the district in which the building is located. 4. No building shall be erected, or structurally altered to the extent specifically provided · hereinafter except in conformity with the off-street parking and loading regulations of the district in which the building is located. 5. The minimum yards, parking space, and other open spaces, including lot area per family, required by this Ordinance, for any building hereafter erected or structurally altered, shall not be encroached upon or considered as parking, yard, or open space or lot area requirements for any other building, nor shall any lot area be reduced beyond the district requirements of this Ordinance •. 6. Every building hereafter erected or structurally altered shall be located on a lot as herein defined and in no case shall there be more than one main building on one lot except as specifically provided hereinafter in Section 15. I I I I I I I I I I I I I I I I SECTION 7. R-1 SINGLE-FAMILY RESIDENCE DISTRICT I 1. The regulations set forth in this Section or set forth elsewhere in this Ordinance, when referred to in this Section are the regulations in the R-1 Single-Family Residence District. I �I I I I I I I I I I I A--10 ·2 ·. Use Regulations. N building· or prelllises_ shall be used only_-~or tµe following ~ti_f P:?ses ~' ,. a~ . s·ingle_;family ~\\;~'11ings. ., b. ' Publ"ic sbhools, elementary and high, or private or parochial schools having a curriculum similar to a public elementary school high school. . . .or · public . ' . . c. Parks, playgrounds and community buildings owned or operated by public agencies. d. · Farining and truck gardening, ·except fur and stock farms and farms operated for the disposal of garbage, rubbish or offal~ e. Country club or golf course, except a miniature course or prac~ice . driving ;y~e operated. ~or comme_rcial purposes. · ~", , :;; f. Churches · and temples. g. Accessory buildings and accessory uses customarily incident to the above uses, but not involving the coµduct · of a business. Acces·sory uses to a dwelling· in:... · · elude, but are not linii ted to, a home occupation, ··- pr1vate g-arage, a swimming pool for the use of the fam'ily and their guests. h. Home occupations. i. Temporary signs · pertaining to the lease, hire, or sale of a building or parcel, not exceeding eight square feet in gross surfa_c e area. j. Chtirch or publiri bulletib boards not ~xceed~ng twenty square f~et in gross surfa~e are~. :: .. .. __ ,; · 3. Height Regulations. ·. Buildings arid 'structures shall exceed neither 35 feet,· · nor two and one-half stories in height except as provided in Section 15 of this Ordjnance. 4~ ·Area Re~ul~tions. a. Front Yard: (1) There shall be cl: front yard having a depth of not less than 25 feet, · except as provided in Section 15 of this Ordinance. I �_. j 1• 1• 1• A-11. (2) Where lots have ,double frontage, the required front yard shall ·provided on both streets. be 's (3) On corner lots, there shall be. a front yard on both streets. On corner lots that were under separate ownership on the effective date of this Ordinance, the buildable width shall not be reduced to less than 35 feet, except that there shall be a yard along the side street side of such a lot, of at least 10 feet, as well as the required interior side yard. • .~ 1• •:. •,. • b. Side Yard: (1) Except as hereinafter provided _in the following paragraph and in Section 15 of this Ordinance, there shall be a side yard on each side of a building having a width of not less than 10 feet. (2) Wherever a lot of record, on the effective date of this Ordinance has a width of less than 50 feet, each side yard may be reduced to a width of not less than ~O percent of the width of the lot, but in no instance shall it be less than five feet. c. Rear Yard: Except as hereinafter provided in Section 15 of this Ordinance, there shall be a rear yard having· a depth of not less than 25 feet. d. Minimum Lot Area and Lot Width: (1) Every lot shall have an area of not less than 8,500 and a minimum width of 60 feet. • • • •,ll (2) Any lot which has less area or width than herein required and was held under separate ownership on the effective date of this Ordinance, may be occupied by any use permitted in this district. e. Minimum Floor Area: Every dwelling shall have a minimum ground floor area of not less than 480 square feet. I I I I I I I I I I I I I I I I I I I �I I I I I I I 'I I I I I I II I I I II f. Off... Street Parking-: Off-street parking spaces shall be provided in accordance with requirements for specific uses set forth in Section 12 of this Ordinance. SECTION 8. -. R-2 MULTIPLE RES I-DENCE DISTRICT ; l. The regulations set forth in this Section or set forth elsewhere - iri this Ordinance when referred to in this Section are the regulations in the R-2 Multiple Residence District; 2. Use Regulations. A building or premises shall be used only for the following purposes: a. Any. use permitted in the R-1 Single..:Family Residence District. · b. Multiple dwellings. c. Lodging houses or boarding houses. d. Apartment hotels.- .,. e. Hospitals, nursing or convalescent homes, and institutions, but not a penal or ment_a l institution. f. Private clubs, fraternities, sororities, or lodges. g. A physician, surgeon or dentist may have office space within his residence ·f or consul tat ion or treatment of patients · provided -that no more -thari one--third of the floor area of such dwelling unit is used for office space. h. Storage garage when· accessory'. to a permitted building or use. •J .- • : i. · Usual accessory uses • . · 3. Height Regulations. Buildings and structures shall exceed neither 35 feet, nor- two and •ohe-half stories in height except as provided in Section· lS- of· this Ordinance. 4. Area Regulations. a. Front Yard: The front yard regulations are the same as those in the R-1 District. �l'u A-13 b. • I Side Yard: (1) Except as hereinafter provided in the following paragraph and in Section 15 of this Ordinance, there shall be a si_de yard on each side of a building, having a width of not less than five feet. c. Rear Yard: The rear yard regulations are the .same• as those in the R-1 District. d. Minimum Lot Area and Lot Widths: Every building hereafter erected or structurally altered for dwelling purposes shall comply with the following lot area requirements. (1) Single-family dwelling; 5,000 square feet and a minimum width of 60 feet. (2) Two-family dwellings; 2,500 ·s quare feet per family and a minimum width of 60 feet. (3) Multiple dwellings; 2,500 square feet per family and a minimum width of 50 feet. Any lot which has less than herein required and was held under separate ownership at the effective date of this Ordinance may ·be- occupied by any use permitted in this : district • . e. Minimum Floor Area: Every dwelling shall have a minimum ground floor area of not less than 480 .square feet. f. Off-Street Parking: Off-street parking spaces shall be provided in accordance with requirements for specific uses set out in Section 12 of this Ordinance. SECTION 9. C-1 GENERAL COMMERCIAL DISTRICT 1. The regulations set forth in this Section, or set forth elsewhere in this Ordinance, when referred to in this Section, are the regulations of the C-1 General Commercial District. I I I I I I I I I I I I I �I I I I I I I I I I I I A-14 2. Use Regulations. A building or ·premises shall be used only for the following purpo~es: -.-•· .- .. , .a • . Advertising·sign or b:i:11b6'.ard}'when located at least ···' , ;· ;50: r · r f~et:, ·f rom any "R" Di5.t'r'fc·,:~· · ' ,! • ' : · . i I : . : • · ! ·. ·: . •. :. •... ~- ·,' b. Parking or public garages, and auto, truck, trailer, and boat sales, service, storage;.. ·parts, repair, washing or painting shop provided that any outdoor storage of parts ·, material or damaged: autos, trucks, trailers or boats shall be suitably screened or fenced or enclosed and such storage shall not be conducted within a required yard. c. Auto parking or sales·lots for new or used cars provided that dismantled or junked cars · unfit for operation on the highways shall not be stored on the premises unless within a building. d. Business or- commercial schools. e. Dance halls, bowling alleys/ and: similar places of amusement or entertainment. · f. Restaurants and coffee shops, including drive-in restaurants. ·· The o:ffice and display room of home repair contractors such as- heating, · painting, roof'i-ng and d~corating contractors · provided the business is entirely within a completely; enclosed building, there is no· storage of supplies or equipment on the premises outside the building, and no more than 50 percent of the .. gross floor area is used for processing and fabricating. ,-g~· . . . .( - : . ~- i .. · h. Drive-in establishments bf:f'er•ing 'goods or services to customers waiting in parke_ d a~tomobiles •. . . ,, -: . -; . i ~.. • . . • .. '. • ~ i. - ~ . ·- · Theatres, including outdoor or drive-in theatres. . ~ •. j. Display rooms for merchandise' to b,e sold at wholesale where merchandise is stored elsewhere. k. Printing shops having a saies office or retail outlet on the premises and having less than 10,000 square feet of floor area. · 1. · Radio· or television ·broadc·a sting stations, studios and offices. I t.f1 I r �A-15 m. Repair services or businesses, including repairing of bicycles, radios, television sets, and other home appl~ances, typewriters, watches, clocks, and shoes, having a retail outlet on the premises and having no more than 10,000 square feet of floor area. • ~ ,I~ 1• •~· ~ • J, ! I ~ I n. Monument works having a retail outlet on the premises • o. General service and repair establishments similar in character to uses listed herein. p. Hotels and motels. q. Farm implement display and sales rooms. r. Veterinarian or animal hospital or riding academy provided that no such building, kennel, or exercise runway shall be closer than 50 feet to any "R" District. s. Tire sales and service . t. Other retail stores and outlets similar in character to uses listed herein. u. Frozen food lockers. v. A.ccessory buildings and uses customarily incident to the above .uses. 3. Height Regulations. Buildings and structures shall exceed neither 35 feet, nor two and one~half,~· stories in height, except as provided in Section 15 of .this ._ Ordinance. 4. Area Regulations. a. Front Yard: The front yard regulations are the same as those in the R-2 District. ~ b. Side Yard: No side yard shall be required for non-residential buildings except that a seven-foot side yard shall be required on the side of a lot or tract adjoining a residence district. Side yards for dwellings shall be not less than six feet. : I ~ .,. . " -...J •.: } I I I I I I I I I I ' I I �I I I I I I I 'I I I ~ I ' ~ A-16 . c. . Rear Yard .: . ,.,; .. '· The rear yartj regulations are the same as those in the R-2 D;i.strict.. .., . :· d. Minimum Lot Area and Lot Width: . •· .. The lot area regulations are the same as those in the R~2 District except ,that no-minimum lot Width is required. e. Minimum Floor Area: ·. i · ,· Every dwelling shall .have a minimum ground floor area of not less than 480 square feet and housekeeping cabin _nqt less _than 300 square feet. ~ •. Off~~tr~~{:'Parking: Off-street parking spaces shall:-:be .provided _in accordance with requirements for specific uses set , forth in;Se_(;tion · 12 of this- Ordinance-~ .· ' '. . · SECTION 10. C-2 CENTRAL COMMERCIAL. DISTRICT . -- ., . . . .... 1. The regulations set forth in this section, or set .forth :elsewh~re .in this .Ordinance when referred to in this section, are the regulations in the C-2 Central Commercial District. 2. Use .Regulations. A- building or,· premises shall . be used only for the following purposes: a. Any use permitted in the C-1 General Commercial Dis~ trict, except outdoor theatres. Limitations as to floor area shall not apply when C-1 uses are located in the C-2 Central Commercial District. b. Printing or engraving plants. · c. Candy manufacture. d. · Wholesal,.e establishments; . e. . Wa;rehouses •.- · f. Testing and research laboratories~ g. Truck or transfer terminal or freight house or bus garages and repair shop. �• • • .. A-17 h. Fabrication and repair of electric or neon signs or other commercial advertising structures, light sheet metal products, and the like. i. Jewelry ·manufacturing . . :• . . j . Ice· ·cream manufacturing. . k. Assembly and manufacture from prefabricated parts of household appliances, electronic products and similar products or the processing or assembling of parts for production of finished equipment. 1. Other processing and manufacturing establishments that are not objectionable because of smoke, odor, dust, or noise, but only when such processing and manufacturing is inciden~al to a retail business conducted on the premises. m. Accessory buildings and accessory uses customarily incident to the above uses. 3. Height Regulations. Buildings and structures shall exceed neither 100 feet, nor eight stories in height, except as provided in Section 15 ~f this Ordinance. 4. Area Regulations. a. Front Yard: No front yard required. b. ~1 ~ -~. ~. ~. ~-- Side Yard: A side yard is not required, except on the side of a lot abutting an R District, in which case there shall be a side yard of not less than five feet. If provided, where not required, a side yard shall pe not less than five feet. c. Rear Yard: No rear yard shall be required for non-residential buildings, except that a rear yard of 25 feet shall be required on the rear of a lot abutting Upon a residence district. Rear yards _for dwellings shall be 25 feet. d. Lot Area Per Familr: Every building hereafter erected or structurally altered for dwelling purposes shall comply with the following lot area requirements. I I I I I I I I I I I I I I I I I I I �·A-18 (1) ,_. (2) Singl~-::fapiily dwelling: 5,000 square feet • •. •' " f Two-family d_w ellings: 2,500 square feet per family. (3) Multiple dwellings: ,1,500 square feet per family. Any lot which has less area than herein required and was held under separate ownership at the effective . date of this Ordinance may be occupied by any use .. permitted in this district •. e. Minimum Floor Area: Every dwelling shall have a minimum ground floor area . of,480 square feet. f,~.;: ·Off-Street Parking~ : Off-street parking spaces shall be provided in acGOrdance _w ith requirements for SJ?_~ cj..f ic uses set. forth in Section 12 of this Ordinanc,~_.,1_.·. ,:, ·· SECTION ,11. M-1 .MANUFACTURING DIS.T R-lCT 1. The regulations -set forth in this section ·~r set forth elsewhere in this Ordinance, when referred to in this section are the regulations in the M7i M_anufacturing District. 2. Use Regulations. A building or premises may be used for any purpose, except that: a. No building shall be erected, converted, reconstructed:, or structurally altered for residential purposes, except that each individual permitted use may provide accommodat~ons for one resident watchman or caretaker. . .. ·1 . b,. . The following' uses are subject t ·o special permit in a~c9rdance with the procedures and under :the conditions set out in Section 13 of this Ordinance. (1) Distillation of bones. (2) Fat rendering • . (3) Junk and -salvage yards. .. (4) Manufacture of the following: (a) Cement, lime, gypsum, plaster of Paris • .Cb),..· Explo$ives. I.i :- ~ ' �I •I A-19 I •I I• • ••• •I. ]. 1. ). ~~~~I (c) Fertilizer. (d) Glue. (e) Stockyard, feeding pen. (f) Slaughter of animals • (g) Tannery, curing of raw hi.des. (h) Wool pulling or scouring. (5) Oil refinery. (6) Trailer park. (7) Sanitary landfills and dumps. · 3. Height Regulations •. Buildings and structures shall exceed neither 100 feet, nor eight stories in height - except as provided in Section 15 of this Ordinance. ·4. Area Regulations . a. Front Yard: Except as hereinafter provided in Section ·l5, the fr.ont yard regulations are the. same as those in the C-1 District. b. Side Yard: No side yard is required except on the side .of a lot abutting an R District, in which case there shall be a side yard of not less than five feet. c. Off-Street Parking: -Off-street parking spaces shall be provided in accordance with requirements for specific uses set forth in Section 12 of this Ordinance. d. Rear Yard; Except as ·hereinafter provided in Section 15, there shall be a rear yard having a depth of 15 feet. SECTION 12. OFF-STREET PARKING REGULATIONS _ 1. · Off-Stree-t Parking Requirements. . In all districts, there shall be provided at the time any building or structure I I I I I I I I I I I I I I I I I I I �I I I I I I I I I I I I II II II ' iii A-20 is erected or structurally altered (to the extent hereinafter provided), off-street parking spaces in accordance with the following requirements: i'i a. Dwelling: one parking space for each bathroom or fraction thereof provided in the dwelling. b. Boarding and Lodging House: each two sleeping rooms. c. Private Club or Lodge: ten members. one parking space for one parking space for every d. Church: one parking space for each six seats or seating spaces in the main aud,i torium. e. School (except high scho_o1)' :: 19rie: ·parking space for each ten sea ts in the audi tor:tuni: main assembly room or four spaces plus one additional space for each classroom whibhever is greater. · or f. High School: one parking space for each six seats in the main auditorium or three spaces . for each classroom, whichever is greater. ., .: g. Community Center, Library, Museum or Art Gallery: ten parking spaces plus one additional space for each 200 square feet of floor area in excess of 2,000 square feet. h. Hospital or Nursing Home: every two beds. one parking space for i ·. Sanitarium, Home for the ·Aged or Similar Institution: one parking space for each three beds. j. Theatre or Auditorium (except school): one parking space for each five seats or bencl) seating spaces. k. Motel, Hotel, Tourist Home or Guest Ranch: ing space for· each sleeping room or suite. one park- Sports Arena, Stadium or Gymnasium: one parking space for each five seats or seating spaces. 1. m. Restaurant, Night Club, Cafe, Dance Hall, or Similar Recreation or Amusement Establishment or an Assembly or Exhibition Hall without fixed seats: one parking space for each 100 square feet -of floor area. n; · Bowling All¢y: ·: ~our parking spa~es fo~ each alley. I. •· Ii ~I ~ I· �I • • • • • • • II l. •111 11 ,II ~c ~~ A-21 o. Business or Professional Office, Studio, Bank, or Clinic: three parking spaces plus one additional parking space for ea~h 300 square feet of floor area over 1,000 square feet • p. Mortuary: one parking space for each 50 square feet of floor space in parlors or individual funeral service home. q. Furniture, Appliance or Implement Store, Hardware Store, Wholesale Establishments, · Machinery or Equipment Sales and Servi6~, Clothing or Sho~ Repaii .6r Service Shop: two parking spaces plus one additional parking space for each 300 square feet of floor area over 1,000 square feet. r. Retail Store or Personal Service Establishment not otherwise specified herein: one parking space for each 200 square feet of floor area • I I I I I I I I s. Printing or Plumbing Shop or Similar Service Establishment; one parking space for each three persons employed · therein. t. : M_a nufacturing or Industrial -Establishment, Research or -Testing Laboratory, Creamery, Bottling Plant, Warehouse, or Similar Establishment: two parking spaces for each three employees on the maximum ~orking shift plus· space to accommodate all trucks and other vehicles used in connection therewith. 2. General Rules for Determining Parking Requirements. In computing the number of off-street parking spaces required, the following rules shall govern. a. Where fractional spaces result, the parking spaces required shall be construed to be the next higher whole number. · · b. 'fhe parking spa_c e requirements for a use not specifically mentioned herein shall be the same as required for a use of similar nature as determined by the Zoning Administrator. c. Whenever a building or use constructed or established after the .effective date of th~s Ordinance is changed or enlarged in floor area, number of employees, seating capacity or otherwise, to create a need for an increase of 10 percent or . more in the number of existing parking spaces, ~uch space shall be provided on the basis of the enlargement or change. Whenever a building or use existing prior I I I I I I I I I I �I I I I I I I I I I I I II I 1 ~ I to the effective -date of this O:rdinance is enlarged to · the extent of 50 percent or more in floor area, or in the area used; said building or use shall then and thereafter comply with the parking requirements s~t forth herein. d. In the case of mixed uses, the parking spaces required shall equal the sum of the requirements of the various uses computed separately. 3. Location and Improvement of Parking Areas. a. All parking spaces required herein shall be located on the same lot with the building or use served, but not within the required front yard in R-1 and R-2 Districts, except that where an increase in the number of spaces is·required by a change or enlargement of use or where the parking spaces are provided collectively or used jointly by two or more buildings' or establishments, the required spaces may be located not to exceed 300 feet from any -non-residential building served. In any case, where the required parking spaces are not located on the same lot with the bui.lding or use served, or where such spaces are collectively or · jointly provided and used, a written agreement to assure their retention for such purposes shall be properly · drawn and -executed by · the parties concerned, approved as to form ~p.ct ·executed by the City Attorney and shall be filed with · the application· for a building permit. SECTION_13. (, SPECIAL USE . REGULAT.IONS. 1. The City Council may, by special permit after report by the Planning Commission, authorize the location of any of the following buildings or uses in any district from which they are prohibited by this Ordinance and may also permit an increase of height of any such building. a. Cemetery, · including columbarium, mausoleum, or crematory; provided, that any site· for a new cemetery shall contain at least 50 acres~ · b~ Commercial stables and riding academies in the R-1 and .R-2 Districts; provided, they are ' located on sites containing not less than two and one-half acres. c. Drive-in theatre in: the ·R-1 and R-2 Rural Districts; provided it complies · with the . following requirements: I 11! �• • •II A-23 (1) Ingress or egress for any site abutting_, a state highway shall be approved by the Stat,e Highway Department; otherwise such approval · shall be given by the . City Cou:qcil!"-: (2) Reservoir off~street standing spa~e or side service road space shall be provided at any entrance sufficient to accommodate vehicles in an amount equal to at least 30 percent of the vehicular capacity of the theatre. 11111 ~ (3) Any building or structure shall be at least 50 feet from any street on any side where ingress or egress is permitted. (4) Any area of the site accessible to vehicles of patrons shall be surfaced with gravel, oil, or other higher-type paving, except that any reservoir off-street standing space or side service road shall be surfaced with oil or other higher-type paving where such space or road connects with a public way, as required by the City Council. (5) Any screen_ less than 500 feet from a . county, arterial or state highway shall be so located or shielded that the picture surface cannot be seen from such highway. (6) The site shall be enclosed with a wall, solid fence, or compact evergreen hedge at least six feet high, except as provided in paragraph 3 above. d. Golf course, commercial or private. e. Institution (penal, correctional or mental} in the R-1 and R-2 Districts, provided, the site shall contain an area of at least five acres. f. Privately or commercially operated ski facilities, with lodging facilities meeting requirements of paragraph Le. g. Trailer parks in all ·districts provided they comply with the Trailer Coach Act, (243 of 1959). I I I I I I I I I I I I I I I I h. Publicly or privately owned or operated sanitary landfill or sewage treatment plant in the R-1 an~ R-2 I I �I I I I I I I I I I I I I I II II' I Districts when located 80 -rods from any public road and provided that all parts, of the use shall be enclosed by :nat,u ral .features ;such. as trees and terrain so as to ob.struct .· from sight.- : • i. Publi.c ly,..owned warehouse /, garage, ,. shop -or storage yard · in the R-1- and R-2 Distri.c.ts. Nursery school.. when operated in a building with the external appearance of a residence in all "R" Districts. j -. k. Real estate sales offices, in connection with a specific development for a period of not more than one year. • 1. · Junkyard when locat~d -§9 rods from any public road and provided that all pa:f-t'si '&f . . the use shall be enclosed by natural features, such as : trees and .terrains so as to obstruct from sight. . ,. \-· 2. Before the issuance of· any special permit for any of the abov.e buildings or. uses,· /the application for such permit shall be made in writing on :forms prescribed by the Planning Commission. Each application shall be accompanied by an accurate plot plan, site plan, · building development plan, sketch,. program of development, or other related material .and information requirect ·by the Planning Commission or this Ordinance. 3. Before. any ;,application for a special per.mi t shall be considered ,-by the Planning Commission, a fee of $25.00 shall be charged, which shall be .payable to the City of Gaylord. When an application is withdrawn after scheduling and advertising for public hearing by the Planning Commission, the filing fee shall not be refunded to . the applicant. 4. Public )1earings on all applications for special permits shall be held by the Planning Commission in accordance with the p~ocedures of hearings on changes and -amendments to this Ordinance as prescribed in Section 17 of this Ordinance. Irr event of approval of the application by the Planning Commission,~ written recommendation shall -be made to the City Council. The City Council shall not authorize the issuance of a special per.mi t until it receives such I'.ecommendation. . . ..: ~ . 5. Appeals of any denial of an application for a special pern:iit.by . the Planning Commission may be made . to the City, Co.u nc.il: within the time prescribed for appeals from denial of applications foi changes or amendments of this Ordinance and in accordance with procedures prescribed in Section 17 of this Ordinance. I I 11 I li 1 I �I A-25 • • •1 • • • • • • !~ ii •la • 6. In approving any application, the City Council shall impose. minimum requirements as required by this section, together with such additional requirements as the City Council deems necessary to safeguard th~ public welfare, safety, health, morals, convenience, anq best -interest of the adjoining property, neighborhood and community. 7. Violation of any requirement imposed by the City Council in approving an application filed under this section shall constitute a violation of this .Ordinance and shall be subject to the same penalties as any other violation of this Ordinance. Any requirement imposed by the City Council shall become effective and shall be strictly complied with immediately upon execution or utilization of any portion of the rights and privileges authorized by approval of an application. SECTION 14. NONCONFORMING USES 1. Nonconforming Buildings. Any lawful use of a building existing at the effective date of this Ordinance may be continued, even though such use does not conform to the provisions hereof, but no such building shall be enlarged or extended. If no structural alterations are made, a nonconforming use of a building may be changed to -another nonconforming use of the same or to a more restricted classification. Whenever a nonconforming use has been changed to a· more restricted use or to a conforming use, such use shall not thereafter be changed to a less restricted use. The nonconforming use of a building may be extended throughout those parts, which were manifestly arranged or designed for such use at the time of adoption of this_ Ordinance • a. Whenever the use of a building shall become nonconforming through a change in the zoning regulations or in the district boundaries; such use may be -continued and if no structural alterations are made, may be changed to another nonconforming use of. the same or of a more restricted classification. b. Whenever a nonconforming use of a building or portion thereof is discontinued for a continuous period of two years, such nonconforming use shall be deemed to be abandoned, and any future use of such building or portion thereof, shall be in conformity with the regulations of the district in which such building is located. c. A nonconforming building which has been damaged by fire, explosion, act of God or the public enemy to the extent of more than 75 percent of its reproduction value I I I I I I I I I I I I ·1 I 'I l l �I I I I I I I I I I I ' II at the time of damage, shall not be restored except in conformity with the regulations of ·the district in which it is located. When damaged by less than 75 percent of its reproduction value, a nonconforming building may be repaired or reconstructed and · used as before the time ' of damage; provided such repairs or reconstruction are completed within one year from the date of such damage. • 2. Nonconforming Uses of Land. - A nonconforming use of land existing at the effective date of this Ordinance may be continued; provided, however, · that no such nonconforming use of land shall be in any way exp·a nded or extended, either on the same or adjoining proper-t y. :' If such nonconforming use ·of land or arty portiort thereof is discontinued for a continuous period of one year, any future use of such land shall be in conformity with the provisions of this Ordinance. SECTION 15. SUPPLEMENTARY HEIGHT AND AREA REGULATIONS 1. The regulations set forth in this section qualify or supplement the district regulations appearing elsewhere in this Ordinance. · 2. Modification of Height Regulations·. a. The height regulations as prescribed in this Ordinance shall not apply to: belfries, chimneys, church spires, conveyors, cooling towers, elevator bulkheads, fire towers, flag poles·, monuments, ornamental towers and spires, smoke stacks, stage towers, or scen~ry lofts, tanks and water towers~ b. Public, semi-public or public service buildings, hospitals, institutions or schools, when permitted in ·: a district may be erected to a height -not exceeding 60 feet, and churches may be erected to a height not exceeding ·75 feet when the required side and rear yards are each increased by at least one foot for each foot of additional building height above the height regulations for the district. in which the building is located. c. All buildings · and-· structures within 500 feet of an airport shall not exceed :35 feet or two and one-half stories in height irrespective of the requirements of the district-in which : the airport is located. 3. Modification of Area Regulations. a. Yards; Generally: (1) Whenever a lot abuts upon a public alley, onehalf of the alley width may be considered as a portion of the required yard. I I �A-27 • (2) All parts of _any required yards or open spaces shall be open ·to the sky, except as authorized by this Section, and except for accessory buildings in the rear yard, open rir lattice-enclosed balco~ies opening upon fire towers which may project as much as 10 feet into the rear yard, and ordinary projections of skylights, sills, chimneys, belt courses, cornices and ornamental features which may project as much as 12 inches into a required yard. (3) In the event that a lot is to be occupied by a group of two or more related buildings to be used for residential, institutional, hotel, or motel purposes, there may be more than one main building on the lot when such buildings are arranged around a court having direct street access; provided, however~ ■ (a) That said court between buildings that are parallel or within 45 degrees of being parallel, shall have a minimum width of 30 feet for one-story buildings, 40 feet for two-story buildings, and 50 feet for three-story buildings, and -~n no case may such buildings be closer to each other than 15 feet; and (b} Where a court having direct access to a building is more than 50 percent surrounded by a building, the minimum width of the court shall be at least 30 feet for one-story buildings~ 40 feet for two story buildings and 50 feet for threestory buildings. (4) Where a lot is used for a commercial or industrial purpose, more than one main building may be located on the lot, but only when such buildings conform to all open space requirements around the lot for the district in which the lot is located. (5) Front and side yards shall be waived for any dwelling, hotel or boarding or lodging house erected above the ground floor of a building when said ground floor is designed exclusively for commercial or industrial purposes. I I I I I I I I I I I I 1 I l l l l l ---= �I I I I I I I I I I I I -~ - A-28 · b. Accessory Buildings and Structures. (1) · · Except as· herein provided, no accessory building shall project beyond a· 'required yard line along any street. · · I l I I (2} . Filling station pumps~and pump islands may occupy the required · yards;" ·provided, however, that they are not less than 12 feet from street lines. (3) One directional or name sign or sign advertising products sold on the premises may occupy required yards in district where such sign· is permitted by the use'. Tegulations of this Ordinance; provided such sign doe·s: not contain ffashing, moving, or intermi ttent illumination; a (4) Accessory, · open and uncovered swimming pools and home barbecue grills may occupy a required rear yard; provided they are 'not located closer than five feet to the rear or side lot line. ( 5) Accessor'y buildings which are not a part of the · main build.ing, although connected by an open breezeway may be ·constructed in a rear yard; provided such accessory building does not occupy more than 30 percent of the area of 'the· required rear yard, and provided it is not located closer than five feet to the rear or side lot line. f c. · Front Yards: {1) Where an official line has been established for the future widening or -opening of a street upon which a lot abuts, then the depth of a front or side yard shall be measured from· such official line to the nearest line of the building. Girages detached ' or attadhed to the main building and· entering on the side street o'f a ·corner lot shall maintain a yard of 20 feet in front of the garage. (2) Open, unenclosed porches, platforms, or paved terraces, not covered by a roof or canopy and which do not extend above the level of the first floor of the building, may extend or project into the front or side yard, not more than six feet. (3) (4) The front yards heretofore established shall be adjusted in the following cases: I r �A-29 (a) Where 40 percent or more of the frontage on the same side of a street between two intersecting streets or on water frontage is developed with two or more buildings that have (with a variation of five feet or less) a front yard greater in depth than herein required, new buildings shall not be erected closer to the street or water's edge than the front yard so established by the existing building nearest the street line. (b) Where 40 percent or more of the frontage on one side of a street between two intersecting streets or on water frontage is developed with two or more buildings that have a front yard of less depth than herein required, then: (b-1} Where a building is to be erected on a parcel of land that is within 100 feet of existing buildings on both sides, the minimum front yard shall be a line drawn between the two closest front corners of the adjacent building on each side; or (b-2) Where a building is to be erected on a parcel of land that is within 100 feet of an existing building on one side only, such building may be erected as close to the street or water's edge as the existing adjacent building. SECTION 16. I • • BOARD OF APPEALS There is hereby created a Zoning Board of Appeals which shall perform its duties and exercise its powers as provided by Act 207 of the Public Act of 1921, as amended, and by the provisions of this Ordinance to the end that the objectives of this Ordinance are observed, public safety, health, morals and general welfare secured and substantial justice done. a. The said Board shall consist of seven members appointed by the City Council. The members shall serve for terms of two for one year, two for two years, and three for three years, respectively, in the first instance, and .t hereafter appointments shall be for three years each. At least one member of the Board shall be a member of the City Planning Commission. The Chairman of the Board shall be annually elected by the members of the Board. Vacancies shall be filled by the City Council ·f or ·the unexpired term. I I I I I 1 1 l l l l �I I I I I I I I II II -II II t 'fll II t -~ ,· b • . The Board shall ·fix a reasonable ··and regular time and place . for meetings and -it shall adopt such rules as ... may be -necessary -and proper to govern. its proceedings. Such :rules shall be in -conformance with requirements of this Ordinance. All meetings shall be-open to the public. The Board shall keep minutes of ·its proceedings, including a record of the vote 6f each member on each action and such -minutes shall be public records.• c. Powers and Duties: The Board of Appeals shall have the following powers: (1) To hear and determine appeals where it is alleged there is · error or- abuse of discretion in any order, requirement, decision, or determination made by the .. Building Inspector in the enforcement of the provisions of this · Ordinance. ·(2) To hear and determine appeals from the rulings, decisions, and · determinations of the Building Inspector granting or denying applications for variation from any requirement of this Ordinance. Appeals - How Made: : (1) An appeal shall be -in writing and shall be -filed in duplicate in the office of the Building Inspector upon forms provided by the Board. Such appeal must set forth specifically wherein it is claimed there was an error or an abuse of discretion by this action or where the decision is not supported by evidence in the matter., · (2) · Any appeal nBt filed within -10 days after the · rendition, in writing, of the decision appealed from, . shall be dismissed by the Board. (3) Within five days after the filing of the appeal, the Building Inspector -shall transmit to .the Board all papers involved in the proceedings, '. a . copy of his findings and determination relative thereto,·· and one copy of the ·appeal. In addition, he may make and transmit to the.Board such supplementary .report as ·h e may deem necessary to · present clearly the facts and circumstances of . the case. .. . ' (4) Upon receipt of the record, the Board shall set the matter for hearing and ..give ,notice by . mail I •I •I I I 11 I I -.d 11;1 �A-31 of the time, place and purpose thereof to the appellant and to any other party at interest whb has requested in writing to be so notified, and no other notice thereof need be given, except in those cases hereinafter mentioned. (5) Upon hearing of such appeals, said Board may affirm, change, or modify the ruling~ decision, : or determination appealed from, or in lieu thereof:, make such other or additional determination as it shall deem proper in the premises. (6) The decision of the Board upon the appeal shall be in writing concurred in by at least three members · of the Board, which shall forthwith transmit a copy thereof to th·e appellant~ Any such :decision shall, in all instances, be firial administrative . decisions, and shall be .s ubject to judicial review as by law may be provided • • • • (7) No determination of the Board permitting the alteration or erection of a building under a variation shall be valid for i •period loriger than Six months unless a building ·permit for such alteration or erection is obtained within such· period and such alteration or erection is started and proceeds to completion in accordance with the terms of such permit. (8) No determination of the Board permitting a use of a building or premises under a variation shall be valfd for a period longer than six months; unless such use is established within such period.; provided, however,· that where such use is dependent upon the erection or alteration of a building, such determination shall continue in force and effect if a building permit for said erection or alteration is started and proceeds to completion in accordance with the terms of such permit. 3. ' Building Permit. a. No building permit shall be issued by the Building Inspector until he is satisfied that the proposed building structure complies with all of the regulations of this Ordinance. Where a building permit is not required for the use of land, a Zoning Certificate shall be issued by the 1·n spector certifying that the use of such land complies with all the regulations · of thi·s Ordinance. I I I I 1 l l .1 l 1 �A-33 buildings shall have been completed in conformity with the provisions of this Ordinance. A record of all certificates shall be kept on file in the office of. the Building Inspector. · (4) No permit for excavation for any building shall be issued before application has been made for Certificate of Occupancy and Compliance. SECTION 17. AMENDMENTS The City Council may from time to time amend, supplement, or change by ordinance the boundaries of the district or the regulations herein established. Before taking action on any .proposed amendment, supplement or change, the Council _shall submit the same to the Planning Commission for its consideration and for public hearing in accordance with the requirements of Act 207 of the Public Acts of 1921, as amended. When any such amendment proposes the rezoning of any premises, the Building Inspector shall cause the premises to be posted for six days preceding the date of the hearing with at least one sign stating the nature of the proposed rezoning and the time and p1ace of the hearing. Following the public hearing, further procedure shall be in accordance with the provisions of Act 207 of the Public Acts of 1921, as amended. SECTION 18. PENALTIES 1. Any building or structure which is erected, altered, maintained or used and any use of land which is begun, maintained or changed in violation of any provisions of this Ordinance is hereby declared to be a nuisance per se. Any person, firm, corporation or other organization which violates, disobeys, omits, neglects or refuses to comply with or resists the enforcement of any provision shall be fined upon conviction not less than Ten Dollars ($10.00) nor more than Fifty Dollars ($50.00) together with the costs of prosecution, or shall. be punished by imprisonment in jail for not less than one day nor more than five days for each offense, or may be both fined and imprisoned as provided herein at the discretion of the Court. Each and every day during which an illegal erection, alteration, maintenance or use continues shall be deemed a separate offense. The imposition of any sentence shall not exempt the offender from compliance with the provisions of this Ordinance. �A-34 • •II •I I -II -II - ·2. , The City Council, the Board of Appeals, or any owner or owners of real estate within the Zoning District in which such building; structure .or premises .is situated may institute injunction, mandamus, abatement or -any other appropriate action or proceedings to prevent, enjoin, abate, or remove any said unlawful erection; alteration, maintenance, or use. The rights and remedies provided herein are -cumulative, and in addition to all other :remedies provided by law. SECTION 19. VALIDITY This Ordinance and all parts thereof are hereby declared to be severable. If any part is adjudged unconstitutional or invalid, it is hereby provided that the remainder of this Ordinance shall not be affected thereby. The City Council hereby declares that it would have passed thiS hOrdinance and each part, section, subsection, phrase, sentence and clause thereof irrespective of the fact that any one or, more parts, sections, subsections, phrases, sentences or · clauses be declared invalid. · I I~ ,. 'II ,. • �APPENDIX B PROPOSED SUBDIVISION REGULATIONS GAYLORD, MICHIGAN •I ~ ~ • •ii I ' Prepared for the CITY PLANNING COMMISSION by Harland Bartholomew and Associates Saint Louis, Missouri I I I I I I I I I 1 1 �'J I TABLE OF CONTENTS Section . . . . . 1 Title and Purpose. 2 Definitions. 3 Jurisdiction and Procedures. 4 Preliminary Plan 5 Final Plat Requirements •• 6 Design Standards 7 Improvements •• 8 Exceptions • • • 9 Changes and Amendments • • • B-16 10 Validity. • • • • • • . . . . . . . . . .B-16 11 Penalties •• 12 Conflicting Ordinances Repealed •• • • • .B-17 ... • • B-2 .... .... ... . . . . . . • • B-2 • • • B-4 • • • .B-6 . . . . . . . .B-8 • • • . . . • • • • • B-9 . . . . . . . . . . .B-13 . . . . . . . . . . . . .B-15 .. . . . • • • • • • • • B-16 �" " II" II " ' II' ' ' ' ' ' ' ' ' ' PROPOSED SUBDIVISION REGULATIONS, . . .. .. , •· Gaylord, Michigan The following regulations provide for ·the 'harmonious development of areas in the City, _for the coordination of streets within· s·u bdivisions with· 0th.e r existing or planned streets or with oth~rfeaturep of the· Comprehensive Plan; for adequate operi spaces for · traffic, recreation; light ; and air, for an appropriate distribution -of population· and traffic ·and for in. _. s·tallation · of· physical ·improvements, 'w hich will fend· to create condi ti•o ns favorable to health, s ·a fety; convenience, and prosperity. · · : PROPOSED SUBDIVISION REGULATION · A REGULATION TO PROMOTE IN ACCORDANCE WITH PRESENT AND FUTURE NEEDS, THE SAFETY, MORALS, ORDER,' CONVENIENCE, PROSPERITY, AND· GENERAL WELFARE -OF' THE CITIZENS OF THE CITY OF· GAYLORD, MICHIGAN, AND TO PROVIDE FOR EFFICIENCY AND ECONOMY IN THE PROCESS OF DEVELOPMENT, FOR CONVENIENCE OF TRAFFIC AND CIRCULATION OF GOODS, FOR GOOD CIVIC DESI.GN AND .ARRANGEMENT, AND FOR ADEQUATE PUBLIC UTILITIES AND FACILITIES BY PRESCRIBING RULES AND' STANDARDS·FOR'- :THE SUBDIVIStON OF LAND AND FOR THE ACCOMPLISHMENT Oi!" SAIO: 'PURPOSES TO PROVIDE FOR THE ADMINISTRATION AND ENFORCEMENT ,.HEREOF. . , . . · .. .i BE IT ORDAINED; BY THE CITY COUN_CIL OF ,GAYLORD, MICHIGAN. • ! ' ' ~ .· ! . .. ·. �IJ I B-2 I I I ~ • •I II •II II II • -I •I . . . . : t t, : . ,- ' 1. Title. This R~~ttl~tion -shall be known, referred to, and cited as, "The Land Subdivision Regulations of the City of Gaylo:r;~i ,)1',l.i ~~igan" -~ . .~ . . . . .. , "' ~ ~ • '• .. ' • ~ , , • 1 • .(. • • .,, • , f • ; ' • • • , ' • \, \ :, ' ,' •• • • • • I , • .' ' •• , • • . • · , . . 2;. Purpose. This Regulation is .. to · provide for t'he ·h~r·monious dev.~;to"pµient of ' areas. w~ 1;1).in,, the Ci.t y of Gaylor:d , fo_r . the· coordiilatio'n . of stre'e ts wftp.in supdiv:i,.s.i ons . with"' other exi,s~ing ·or.. pla,p'ried_· sti;\eets;_o:r .y,ri_th . other ' fe~t~re~ . of ·1:h·e . Com~ prehen,s~v.e, , P~ap.; . ;or·· adequate, C?PEin. spaces ;. _for tfa":ffi9, · r~cr~atlqn, light. _a nd a~r; a;nd f9;r a d;i;§tribution of populat;J.9n . and trri.ffic which will tend to create conditions favorable health, safety, convenience and prosperity. to .f . I ' ' _ • SECTION II - DEFINITIONS .•: ··:;:··: · :·'·.. . , ; .··· ... . ' . •.- . . ;_. ,; ·.' . .', . .. For -t)l~ purpose o.f . th:i,.s Regl;l.l at,ion, cer.ta;i.n . words and te·:r;m$ are : p.er~\v:j. th de'.:f i,ne_d; the . singular in9 ludes the plural and - the : :plural ; inc 1-udes the,'. ~·iµgu·lµ; . the i "sh~l 1 is: ., m,and:a tory__and , np~ :--d}rec~<;>ry.·. : · · · · · · ' , ..,. '· · ._ ;:''. -' .:. word o • I l •, • ; 11 'i' •••• • • : / ,' ' ••. • . , 1. · ., ... - . .·_.• Subdivision. . • ' • : ~ • • •' ' • • • l , •• •, l • ; •.. ; '. • • ' II -I ! -~ l •, ~ II II ' ,' : ; , I. ~ (a) . 'l'he,; diyis;ion .o'fi,-any,, parce:r of _. land showµ ij.s. ,;. :, a unft'. or .as :con"t;,iguoU:s .'.i.1nits ori . the ' last pr·eced1ng ~ .. .; tax roll, . in.t o three . or mp~e .'pa_:i;cels, .. :~ite~,. ot· lots,:, .. .· any one of which is less than five . acres ·~ for the ·pur~ . pose,. wh~ther .immediate .or,..fut1:1re of tra_n sfer of . ownership; ·provided·~ however, . that ' the divi"sion or partition of land into parcels of more than five acres, not involving any new streets, or easements of access and the sale or exchange of parcels between adjoining lot owners, where such sale or exchange does not create additional building sites, shall be exempted; or, (b) The improvement of one or more parcels of land for residential, commercial, or industrial structures or groups of structures involving the division or allocation of land for the opening, widening or extension of any street or streets, except private streets serving industrial structures; the division or allocation of land as open spaces for common use by owners, occupants, or lease holders, or as easements for the extension and maintenance of public sewer, water, storm drainage or other public facilities. 2. Subdivision, Class 1. A subdivision in which the smallest lot has an area of less than one acre and a width of less than 150 feet • II ll �• • • I. • •1• r " , \i ■ 1YI 1• • •I. 3. Subdivision, : Class , 2. A subdivision in which the , smallest lot has an area of one acre or more and a width of more than 150 feet. 4. Building Line. A line ol'l a• plat · between which line and a · street. no building or structure may be :erected~ ' .5. Cul-de-Sac.· A minor street with only .o'n·e ' outlet and culminated by a turnaround. 6. Roadway; That portion of. ·the str·e et · avai:lable for vehicular . traffic and, where curbs are laid, the -portion .f rom batjc-to-back of curbs. ·•,i 7. Street. All property dedicated or intended for public or private use · for ·.access to abutting lands: ~r .s~bject to public easements. therefor;·:· and whether designated as a street, highway, thoroughfare, parkway, throughway, . e'xpressway, road, avenue, boulevard, lane, place, ·circle or . however otherwise · designated. 8. ,Minor Stre.et. A street n0t designated as -a major thoroughfare in the Major: Thoroughfare Plan for Gaylord. 9. ,Major Thoroughfare~ A street designated as a major thoroughfare: in the Major Thoroughfare -Plan .-for Gaylord • 10. Easement~- · A grant by the property owner of the use for a specific purpose of a strip of - land by the general public, a corporation or a certain person or persons • 11. Lot. · A portion of a subdivision or other parcel of land intended for the purpose, whether immediate or future, of transfer of ownership or for building development. I jj ~ • I 1• 1• 1• I. 12.- Subdivider. Any person, individual, firm, partnership, -association, corporation, estate, trust or any -other group or -combination -acting as a unit, - dividing; or proposing to divide land so as to constitute a subdivision as defined herein and includes . any .··agent of the subdivider • · 13. - Performance . Bond • . A surety :bond or. cash deposit made out to the City of -Gaylord in an amount equal ·to the full cost of the improvements which are required by this regulation, said cost being estimated by the City Engineer and -said surety bond or cash deposit -being legally sufficient to secure to the City that the said improvements will be constructed in accordance with tbis ·regulation. �SECTION .III ~ : JURISDICTION AND . J?~.,O~Q:µRE · :·, . . . . _ f . ,···. , ,.. . 1. Plat, When Required. It shall be ·unlawful for the. owner, agent, or persons having control of any land within the .' City;'c,f.· Gaylord · to· subdivide i or lay, oµt such I .a nd -into lots, blocks ;- streets ·, . avenues,· alleys; public ways · and grounds, unless by plat in accordance with the laws of the .• State i of -Michigan · arid .: the provisi-o ns of this _R~gulation. ' I I •II I I "• • .I ; •· ·1 1 I Each subdivider should confer with the City Engineer before · preparing .·the . preliminary. ·. p1an in . ord~;r that he may .become -familiar with '. the requirements of these :regulations and the proposals of the Comprehensive Plan as ··they ·may apply to the land proposed to be subdivided • . I •.~ .- _; : · 2: .. Procedure~ .. In . :obtaining f i nal approval oi' 'a propqsed subdivision ,by the Planning Commission ·· and :•the City · Council,, .the subdivider -shall .submit a pr.eliminary plan, a performance bond ·; ias -may be required and a . f,inal ·plat ·in · accordance with this Regulation. · ,. .. (a) · -'llhe · subdivider shall firs:t :.P.r epal;'e .··aii_d file with .·_ the .City: Engineer four •copies · of ··a preliminary · plan conforming to the requirements set forth in this i •. :Regulation~ . · Said plans sball:_- ·b~ _:a~c.9mp~_ ie.4 •. ~y a fee .of One Dollar . ($LOO) -for :each lot ·in the ·subdivision providing said subdivision does not consist of less than ten ·· lots; ·. in, which case a ,·minimum f:_il~~g -fee , of Ten •Dollars .. ($10.00) · .shall be required.,', · ·. • . ·· ,: . (b) A hearing on the preliminary plan will be held before · .the :.Plannirig Commission at its . f;1t,st .regular meeting following the filing. No ·hearinir~shall - . : be held by ·. the Commission until notice ·thereof, which shall include the time and place, shall be given by . the City Engineer . in :behalf · of the Cornp1i,s si.bn,_~ by mailing · a notice to =the persbn o~ persons who filed 'the preliminary plan to •the address set forth in the filing papers ' arid :to such · other interested parties , : as may be · determined by . the Commission. I 1 ) •, · ·· · (c) ,. '-The City Engineer shall : ¢xanii:P.Jf said plan · as : · to its compliance · with the laws and regulations ,of tne·. . • City . of Gaylord;- the existing street system ·and good engineering practi'ces: '- and shall, .withiw·l5 days;·' suB- · :•mit his, findings in duplicate ' to . the Planning Commission • . . ,, : ·. .. (d) The Planning Commission, upon receivingthe City Engineer's report, shall within a reasonable time consider said report and pass upon the plan. It shall , !1 ~ 1f ~~ • Ii �• • •I. ,. 1:r i •1. ,~. l. l■ '• '• B-5 then set ..forth its recommendat_ions in writing, whether . of approval, modification· 6:r ·~is approval. In case of . modif.ication c;>r disapproval, . it. shall give its reasons . therefor. The. Planning Commi_s sion sh~ll return one copy of any approved preliminary plan to the supdivider. I 1 I I~ . _ (e) Upon approval of the .preliminary plan _by the Planning. Commiss_ion, the subdivider may proce~d with _the preparation of the final plat arid detailed construction drawings and specifications for the improvements required under this Regulatiqn. . . (f) The approval of--the preiiminiry plan by the Planning Commission is revc;>cable and, does not constitute final approval: _. or acceptance , of the sub di vision by- the City Council - or authorization to proceed on construction of improvenien,t s _within the subdivision but sµall qonsti tute. ap:pro:v.al -:o.f . layout and general engineering proposais, and plans. . . (g) Before submitting .the final plat to the Planning Commission for approval, the subdivider shall furnish _all pl~ns_ and . information as listed in "Final Plat Requirements" necessary for the .detailed engineering consideration of .the improvement.s required and obtain the approval of the City Engineer which shall be endorsed thereon. (h) For · final .p lat approval, -the subdivider shall submit to the Plan~ing Commission: .. . . ' (1) . (2). . .' : Six copi,es. of the final plat. . ' A perfo~mance- bond as :r ·e quired and approved by the City _Enginee~. (3) One copy of the certified approved plans, profiies, cross sections and specifications. {4) A certificate from the City Engineer that the final plat is substantially in accord with the ·preliminary plan as approved by the . ~lanning Commission. ' . ( (i) . W}Jen the finai plat has been passed upon by the Planning Commission, six copies of the final plat and performance bond shall forthwith .be transmitted to the City Council together with a certificate showing the action of the Planning Commission. �I j' I ·. (j) :'·-' when the f:i.nal plat ·has been · approved by the Ci'ty' C~uncii'~· t'be · pe·r forma:hce. ; bond -:accepted;' and all :-, '. ; si'x' copies . duly; ce:ttifiec:l', ·· ·o ne copy shall be delivered . . to- the Planni'ng . Commission ; and ·o ne copy to• ·the · Ci-ty >< ·' ':i!:ngi'neer ··fo'r : tlreir i·es'pective files, and t 1hree to , the . subdivider, two of which are for filing with the County · · ile·c order·: and ·eounty ·'Auditor ~ · If said :plat is · disapproved ; by' fhe ·ctty ·council·, . such disapproval shall pointi: 'out in . ·, · ·w ri'ting· whereiri · said· pro·p os~d plat · is obJecti_onable • . : (k) The passage - of the resolution accepting the plat shall constitute final approval of the platting of ·. the - area' shown on the ' final plat, but · the · owner shall · -. cause such plat' 1to be recorded· in the offices· 1of the Cdunty Audi tor ahd Gounty Record'e r• of Deeds, · and shall file · satisfactoty evidence of such •recording 'in the office· of the City Engineer before the City shall recognize the :plat ·~s being in fUll force and effect. . 'i . · ; • •I I 'I II I • ·, ' (1) . The State requires certain certificates be ent~i~d 6~ r~bord tOgethe~w~th the certifie~ .~lat. • • : f •• • • .. . • . •· .' :,_._ l (in) ' > 'Receipt : df · the- duly!. certified· fi'nal '· Plat by tbe ·· subdivider is authorization: that " he· may proceed wi-th ·th_e · installation and const!I'Ucti'o n · of the . required improvements. ·· · ,:. · · (n) The City of Gaylord ', will return the performance bond t ·o · .the ' subdiv·ider upon certification by the City Engineer of satisfactory -comple·tion: · of- the ' installation and construction of the required improvements and acceptance of the requ-ired ·:1.mprovemehts by• the City Council. Pr~or to certification_ by the City Engineer, the subdivid'e r · shall file with · the City Engineer plans, profiles, and cross sections of the required' i mprovements as they have be_e n_ buil ~PRELIMINARY PLAN .: SECTION · IV - 1. The Preliminary Plan shall be clearly and legibly drawn to a ·scale of o'ne itich to one- hundrect ·feet or less and shall ·be 'plainly marked ,_,,: P..reliin'i narY Plan" . ~ 2~ .: • ,;· ; - . ~. - • . _., .. :.. ! ': ·. ' .: ! .. . . The Plan Shall Shov/~ . .. !. - -. · ·· · · · . ··: (a) The, proposei°<:f riame: of· the subdivision and, if different,· the t i tle -· under · which the .• subdi vi's ion · is to be recorded. . ·,; : . : ,, ... ·: ·· , ..• .• 1 , ; . .. ; , '. : ' !.· �l l B-_7 ■ I. (b) The name and·· addr.ess. pf. the owner ·:a,nd ·..tl,1e name, address and profession o·f ·1:lie 'person preparing the plan. :.:·,::·:.·.\cl- ~~h~ d~t~,, . sda"i_e~. ~~d: -~~rt'b po.i iit"', .•·ali'd·' ·.~ key map, . showing· .the gene_r al lo_q ati;Q_Il . of. the proposed-_subdiyi~ion in re'fatiori to surrounding development. ; (d) ~i· ~: • . • • \. • ·•. J \;. ' . . . . The legal descripti6t1 .. o·f--·the- ·area · being platted. (~~· . T~~-~~undary.ii~~ i~~c~rate in s~~le), t~e dimensions and location of the property to be platted and the location. of ·. section lines. , Contours , _wi t ,h· intervals of ~ot l~ss ihan five ie~t. · ·· · ·. , .. :· (f )' . Tll·~' ~-~ -~s; ~.n d loc_3: ti~~, of -adj-acent subdivisions and the names of record owners and location of adjoining .. -p arcels· of .:unplatted la.nd • . -... .. -· - . .. ·· . ' ., ••• • • • • • • • I,. . • • J . • . _(g) .Th_e location of proper_ty lines,.. str.eets and alleys, , easements,, buildi·ngs ,: ,uti,'li t;ies,, watercoµrses, ~ree ~asses and ~ther existing ~eatur~s . affecting the plan. · . . 0 . zo~ing (b)_,.- Th~. _cla~sj'.fi.~ ~tion ap4 p;oposed: use for the area being platted. · (i) . · The ia.yo~t, :. nu'~b~~ and · appro~iµi~te:: -~limen!3ions of proposed lots. {j). ·_:;r~~ -.:•1~yo11t of al~ existing. ap~- pro_ppsed b11ild- ing lines and easeplents • .· · · ·, , . ,· ~k) . Tbe .locatio~,-. width: .and. diuiep.s_:i,ons of all streets, .. B;lleyi;; .~nd grounds prop<;>s_ed to ..be .~edica.ted . for. public use. '(1) :·P~oposed.-~ain~'s for all streets .i:~-~ the .area being r■ ~ I - Ill ' platted. ·· · · · ·· (m) .Written and, s·igped statem~~ts explaining how and when the subdivide~- proposes to provide and install all required sewers or other disposal of sanitary wastes, pavem~nts, ;Sidewalks. and . dr,~:i,nage st;ruc;tures.• , ..•. , (n) Written and sign~d stateme~ts/ .of. t _ he' appropriate officials of the availability of gas, electricity and . water to .;the propose~ subdiyisJon. (o) Any restrictions prop~sed to be included in the •· ., owne~.'s. declar.at~on o;f plat .. ·_ ., 1 I �I I I II I I II I II B-8 SECTION FINAL. ;PLAT ·_ ··" .REQUIREMENTS .· . . :; _. .. . . . V , The Final .Pla,t ..s'1all ..be c _learly and legibly drawn to one inch to. ·one hundred feet ·or less and in ink on tracing ' cloth ~:ny . ot°her s~it~~l.e pe,rmanent base. . . . _ 1. of a . scafe or· . .• ~ . The Plat Sb.a ll Show:, 2. . (a) r1,ie title unde,r which ~he subdiy_ision: is to be r~corded. . .· ..· . .· (b) The name or names· .of the ow~ers and subdividers. . . . (c) _Th~ date, sqal_e and northpoint, . and a key map ~hoiirig the ieneral loc~t~on of the prQposed subdivision. (d) II 11 The legal descript_ion ·of the area be'ing platted. (e) Accur~te, distanc~s' and bearings of all _b oundary · lines o{ the subdivision_ iric1udin·g all sections_, · u. s. Survey and Congressional township lines. . . ''II 11 ' 11 11 (f) Cent~rlines ot all propose~~nd. adjoining streets with their right-of-way· widt_h and_ ,names,• . (g) . Lines _of al~ lots . wi:th a . simple method of numbering to identify all lots' ~nd bl_o cks. _·. '. _ (h) All building lines and all easements provided for public service together ~i th _· their dimens'ion:s and any limitations of the easements. 11 11 I (i) ·. Any arid all 'dimen~ions ,-necessary for . accurate location of the.boundaries of the site' to be developed and of all. streets, lots, e<\sements and dedic.a ted areas. These dimensions shall ' be expressed in feet a~d decimals of a foot. Al;I. :r~dii, . arcs, points , of t~ngency·, _: ce.nt~al angles . and lengths of curves~ . , .·.· (j) (k) Certification' by a registe-~ed· land surveyor that th_e final plat. as. shown is a 9orrect represe.ntation of the· SU!Vey' ·as made. . . .. . . . ·, (1) All survey monuments and benchmarks', .together with tpeir descripti~n! • ·,. , .. " f • · (m) Private restrictive ·covenants and their . period of existence. lj 1, I ~I 1r �1 .a-.9 (n) The accurate outline, dimensions and purposes of all property which is offered for dedication or is to be reserved for acquisition ~o~ pubJic us~, or is to be · reserve·c f j:,y deed covenant ;£or . the common us.e of the prop. ·. ez;ti.'owli~l's. :i)-1 the suJ:>diyisi9,n. . . SECTION VI - DESIGN STANDARDS _ 1. All subdiv:i s.ions -sb,all. c'onf¢'~m. ·to the minimum design standards of this section. . 2. Streets: (a) The street : and . aliey arrang·~ro'ent shall be such as to cause no hardship ;t o owner.s of ad~oining property ~hen they· seek to shbdi*ide th~ir land~. ; (b) The arrangement of str~ets shall make provisions for continuation of _the pr"incipal existing streets in adjoining areas. · · {c) Otf-s~t streets shall be a~oid~d. {d) The right-of-way width . for major -stre~ts shall conforlll to the . Major· Thoroughfare Plan of t _b e Comprehensive .Plan and to all subsequent amendmen~s or. additions thei·eto. (e) The minimum right-of-way width for minor streets shall b~ 50 feet. (f) When streets adjoin unsubdivided property, a half-street not less than 30 feet in width may be dedicated, and whenever the subdivided property adjoins a half-street, the remainder of the street shall be dedicated. · ·· · · (g) Proper access ·shall be given to all _lots from a d~dicated stre·e t. · (h) All dead-end streets shall terminate in an open space having a minitmim radius _o f . 50 feet. No . dead-end streets .shall e~crea· eoo f~et in length. {i) Reserve · sti-_:i.ps controlling· access to stre·e ts -· shall be pr6hibi ted. .. · .. . (j) A tangent of at least 100 feet long shall be placed between reverse curves on major streets; on minor streets such tangents shall be at least 50 feet long. �B-10 • ,:' . ·' · . ' · ('a-) · Th:e lot: a:'rr·a ngerifent·. and design shall be such ·· ., :· : ·, t-ba t all · Io·ts ·w ill · pt-oviae: satisf·a cto·r-y and de·sirable building sites proper·1y rela·ted · to topography and the character of adjacent development. • t • I • (b) All side lines of lots shall be at right angles to· . straight street lin-es ·ta.dial · to curved street lines unless a variation of this rule will· givB · a bette~ street and lot plan. or . ~ .. Lots with double frontage shall be avoided. (c) • : ~• • ~ I • • r I . • • ~ •· • • • ' • '· (d) · Access from a· publi"G:: st'reet shall be provided · for all lots.- ;.•·., · (e) ' No ' lot shall have a'· depth' of · less than 100 feet or a ' depth in excess of thr'ee: · t-imes· its ··width. · . (f) The minimum width of residential lots shall be 60 feet at -t he . buil·d ing : lines... · · · • (g) No lot that- is'· to be used· for reside1ntial pur. · poses shall· contain· an · area · of less·•than 7; 500- ·square feet.· provided;i. however,, that- ali; lots shall conform in area to any city zoning regulation. · . (b) Lots at; int-ersections of major ·streets and at all acute angle intersections shall · ha·v e : a radius' of 20 feet at the street corner. .. ·-::- : 4. ·Building Lines: · · (a) Building lines sh·a ·ll be ·shown on all lots•· intended for residential use and on commercial a'nd · industrial lots immediately adjoining residential areas. Such · building lines shall ·not · b:e les·s than the requirements of any zoning ordinance or regulatio"n, at1d in no case shall such building lines be less than 25 feet from the right-of-way of the·1street : or highway: upon which the lot ·. fronts, ·· exd~pt that ' where all.· frontage on :· one side of a street between .· two inte·rsecting ··s treets· o'r ·. for a distance of 300 feet or more is to be used for commercial or indus·t rial :p urpose·s; ' said ihi'nimum bui'l'ding· lines.' shall not be less than 20 feet. '· · · ,, ;-:. · · ·· ! ,. . . . : •, •, • I•, I . •:. • .. •' (I .I ~ 11 I I 11 I I �r. ,;--_ _______________..:.:=====================;;;;;;; 11 11 W1 • .. ! (b) Restrictions requiring buildings . to be set back to such building lines shall either be shown on the plat or shall be contained in a separate .recorded instrument and referred to ~n t~e plat. · 5. Open Spaces Other Than Streets: ' (a) Where the area being subdivided includes lands to be used for parks under the officially adopted Comprehensive Plan, the subdivider shall indicate the location of such areas on the subdivision plat ··and shall grant a two-·y ear option 'for the purchase of such · lands or easements by the appropriate public agency at the appraised value prior to subdividing plus one-half the cost of grading and surfacing of the portions . of any streets that are contiguous to the site. (b) Said option may be taken up by the ap·p ropriate public agency upon the· payment · to the subdivider ·of 10 · percent of the total purchase price; total purchase: price being the price plus pro-rata street costs. ·said amount shall serve as either earnest money, ' · in the event the purchase is not completed, or shall be applied on the purchase price if. the purchase ·is completed as hereinafter provided~ The balance of the purchase price; · phis interest computed at the current bank rate, shall be payable over a period of not to exceed 12 months or the remainder of the current fiscal year, whichever i's shorter. (c) In case of a disagreement over the value of the land, said value shall be established by three qualified appraisers, one of whom shall be appointed by the purchasing public agency, one of whom shall be appointed by the subdivider and one of whom shal~ be mutually agreed upon by the two appraisers named above. The subdivider shall bear the cost of any· appraisa:1. · ·If the option is not taken up within two years as· prb~i~ed hereinaiter, or if the purchase is not completed within the applicable period of ttme, then the subdivider may ··sell or use the lands for an alternate purpose, which alternate purpose shall be shown on the approved subdivision plat. 6. Alleys: Where there are alleys, the minimum width shall be 20 feet. A cut-off shall be provided at all acute angle alley intersections. Dead-end alleys shall not be allowed. 1 l I I I �B-i2 ,7 . . Eas~ments: . i (a) . •Where, there · are .no .alleys, easements of at least seven and one-half .f.eet in width shall be provided and dedicated on each side of all rear lot lines and along side lot· ·lines where necessary for poles, wires, conduits, ·s·torm "aiicf ·sari:i. ta.r y. s·ewers, gas, water . an~ other: mains. . ·· · · · l·, • • • • ! '·' (b), . An. adequate easement sha:11 be 'dedicated · along all import.ant watercourses for ·the · purpose ·of widening, deepening, .. sloping, .. improving or protecting the , stream for drainage ~urposes. ,8.. Character: of Development·: . ..: (a) The Planning Commission shall confer with the , · subdivider regardi-ng the ·type. and character of · developm~nt that -will be permitted itr the subdivisioft, J ~nd may agree with the subdivider 1 as' to ct9rta·1 n·! minimum ·restrictions to be placed. upon the property ·to· prevent· the con, struction of sub~tandard buildings; -to contrc>l·' tb.~·' type and use of sti;-uctures:: or the use· bf lots ·which, · unless so controlled, · would cleatly d~pree~ate the- ~ha~act~r ' and value of. the proposed subdi visitm: and o'.f. adj'o'ining property~ .\ ,·. , · · : ·' ·· · ; . • '• I ' - . (b) · .·The Commission shall· have<power to agk-ee · With the subdivider upon the use, height, area or bulk restrictions gove-rning. building and·.premises, providing ~hat eaid restrictiorts . do ndt i kuthorize· the violation of, any zoning .regulation of the City. ·· · · · (c) ,6~ed- re~t~ictions . and covenahts shall .not contain rev.ersionary clauses wherein,·any lot shall :return to th~ subdivideribecause of a violation· of · the terms of ·. the restrict~ons or covenants. 9. Maintenance of Improvemetlts iOutsideCorporate Limits: Where a subdivision outside the - corporate limits of a municipality contains sewers, sewage treatment plants, water supply systems, park areas, street trees or ot~er physical facilities necessary or desirable for the welfare of the area and. ,whi~h. are of comm,on use -or benefit and which "the municipali:ty do(?$,. ~ot :desire to or cannot maintain, provision sha:11 be .made by : trust agreements made a part of the deed restriritions acceptable to the City Council for the proper and continuous maintenance and supervision of such facilities by the lot owners in the subdivision. I I I I I I I I �SECTION VII - IMPROVEMENTS • \... : ·: 1 ~ ' ·.-· : >, ,I 1. Authorization to -P repare • . -=Receipt of the signed copy of the preliminary plan is authorization for · the subdivider to proceed with the preparation of plans and specifications for the ·minimum improvement~ _:.:.~ Pa.t _wilJ.. p~ __ !"equired~ Prior to the construction of any improvements, the· subdivider shall furnish the City Engineer all plans, information and data necessary for the construction of sa-id improvements. These plans shall be examined by the City Enginee'r ·and will be approved if in accordance with the :following r -e quirements. Following the approval, construction can be st_a rted. The subdivider '- may prepare and secure approval of the preliminary plan and then install improvements only · in a pottiori . of.- ·: the area covered by the preliminary plaa. · :' ·· 2. Completion of Improvements. Plans for improvements shall be pr·epared by a qualified engineer ·r egistered in accordance vJith the laws of M-icbigan.' The improvements listed below shall -be installed prior to the ·~pproval bf the final plat which is prepared for recording purposes. In lieu of actual completion of said improvements, the City Council may accept a performance bond assuring _tbe'. act.tialconstrUctioii and installation of such improvements ·and utilitfes within a r'easona.ble time, and with the · provision that · no ·· residence or· other building shall be constructed uritil' the street improvement~; , water •hd sewer lines have been instal-led for ' the entire block in which t :be residence or other building shall be located. Sidewalks may be installed after the construction of each residence or other building. 3. · · Thei ,i:mprovements to be installed shall •include the foll,9w~ng: -·.· (a) Perniarie:n t Markers. All subdivision. boundary corners and the intersections· of street cen·teriines shall be marked ·with permanen't nionum_e nt$ as _r equired by the - City Engineer. A permanent moritime·nt shall be deemed to be concrete with a minimum dimension of four inches, extending three feet below the surface of the' ground, or steel pipe firmly imbedded ~n concrete which extends at least three feet . below.the. surface of the ground·. Should con~i tions prohibi\ the_. placing of monuments on line, off-i;;et marking: w:11:t be 'p ermitted; provid.ed, however ', that of:f-set · courses and dist'ances ar:e shc;nvn on the plat. A ·perm·a n'eht ben,bh. I,nark ; ~hall b'e acc'e ssibly placed .wit1,1iit the _ s'ubdivi$ibit, '. the· e).evation of which shall be re'f erred to . the ··u;s·.ci'.S~ .. datum arid a~curateiy noted on. the · subdivisi:o n plat'. , .. . '• ·. . �I B-14 (b) Street Improvements. All . str·eets sha11 · be graded and the roadway improved by surfacing under ,(.~. · · th~, supervision .of: the C~p_y :·-~_nl5~.1?-~!:?r .~.a ~9 --~_u}~j~~-t to :·.-: .bis . approval •. •.. \ ..~:. .- · r: , · ·;·: · •: ·. ,, ·, • .. . · ... , 1.• , • .:! . ·- ,:, ·1 .... .t ~- °.i : .. ' ~1 ,. ' ;· • • l •~ , •. : ~ • . :. ~ . ; . :~, · ,; .· ·. · (1) For .Class l:Subdiv,isions; -. roadway ·snrfac- · . '-~· ,, · ·, , iing- shall i,n:clude· standard ·,curb. •and gutter ·on both , . .,< , · ., S;ides of ..th.e street :Iiot closer than ,30 · fe-~t from . :· _ ·'. the . b_a ck. o.f .one .curb-,t,o, ~the back of the ,other: with-· : .the ar·e,a . between ·the · c;u rbs..: su;rfaced . with concrete . or asphalt -me.e ti,ng .the st~ndard specifications of .~he City of Gaylord •. ; .: : . (2L For Class· 2 . Subdivisions, , roadway surfac-· ing shall consist of concrete or asphalt paving,- ··. at least 24 feet wide, constructed in accordance :;-- - wi-th standard spe,cificat.ions -o f· the Ci.ty; of . . . . Gaylord with drairiage:,- di-fche~ where ·, appropriate · W:i th sl9pes no steeper. tJ:ian two feet ·- boriz.o.ntal for each. one foot , yert~~al and - at~ least two feet · cleep. . 1. : :_ - , :; : . J. ( •• •" (3) Fo·r Major T·b oroughia-res, . i.e . 1 streets· so · · 1 . design,ated on ·-the of_f ,iq:"i ·al· .Comprehensive . P.lan 1 the , sur.facing ;shall· be_.. the:- same, as· for Class 1 Subdt, . :...:- . visions_ e~cept th.a ,t tb-e s:urfacing:·sball- be at. a . . · width designa,ted by :the- City Council. · · .. , ,• (c) Sid~waiks . . For- Class 1· Subdd. visions> ; two sidewalks, shall be required along all streets. For Class 2 Subdivisions, two sidewalks shall be required along all major streets. All _sj,dewal;lts: shall ha_v e a minitn\nn width" of four feet anc( sha°I-1 , be constructed_-. under-: the .·supervfsion· of., and i:;ubject. to the a.pp:roval of, . the City Engineer • . Sidefalks· ~ball . };).~ _lOCfl,te~ . o~e. foot. in$i.de the· s_tree t rightof-way line~ - · · . . .: i : i· . · . , · . (d) . ·1 vater- L.i n~s •.-:, _, t'~;: . .For ~1.1_s _uqd';i._~ isions, . ~ub.divi_9er sl,lall pro. ,y_i9-e . ~µ .,ad_equ11-t~ supply . of, potable y.,.a:ter.'. _to •each lot by · a water : s.y'i;;"tem appr9ved . by. the, State. pepartment. of. Heal th ···with pr~oper provlsic:>.ns _.for the inai,hteJ,lance thereof .as requir-~d· 'by , ~ar'ag,r "apb,', 9. o_ f , $ectip'J;l 6 . :o't . this . Regula,tion; or s _l:iall ' serye , each,: _19t:. with ·.,a water ~ai_n._of.; a, municipal water · system; or .where _i t is .t.easible. and practical for an ; ~,ct'~qu'~ te wate'r • supply to . be made available · for e'v ery I I II �i ' ' ' ' '• •f • • • •, , ' 'i I i B.:..15 lot by the individual lot - owner, to present evidence to this effect and "include deed : te·s t'rictions on the final plat · requiring any such individual watersupply · systeni to comply with the requirements of the State Department' of Health. ·. ,! ·(e) Sewers. For all Subdivisions,' the · subdivider shall con-, nect with a public sanitary sewer system when available, and provide adequat~ sewer lines accessible to each lot. When a publi'c sanitary sewer _s ystem· is ·not available, individual sewage · di~posal devices may be used· for ·each lot, but the subdivision plat shall include deed restrictions requiring that all such individual disposal systems · shall·be consfructed in accordan6e with the specifications of the· State Department 'of Health· and · under the · supervision of·and subject to ·the approval of the City Engineer. (f) Drainage. Adequate provisions shall be .made for drainage of storm water stibject to the approval ot . the City Engineer. Drainage improvements shall maintain any natural watercourse and shall -prevent the collection of water in any low spot. · When public storm · drainage systems are available, su·b divisions· shall utilize them! ··' When no public storm drainage system is available, · drainage shall be by open channels located along the street$ or along rear lot lines. No lot shall be platted to obstruct· natural water flow • (g) Alleys. Alleys shall be graded to their maxi'mum usable width to a grade approved by the Qity Engiµeer. SECTION VIII - EXCEPTIONS 1. Modification of Requirements. Where in the case of a particular proposed subdivision,· it can be shown that strict compliance with the requirements of this· Regulation would result in extraordinary ha~dship to : the subdivider because of unusual topography; or other such non-self inflicted conditions or that these conditions would' ·result in •inbibi ting the achievement· of the objectives of- this ·Re·gu·1ation,· the Planning Commission may vary, modify, or waive ~h~ require~ents so · that stibstantial justice may be done and the public interest secured; �I I I I I I I I I provided , that such variance,. modifi.cat.ion ::or waiv.er will not have the .:effect ·of nullifying- :the ! intent. and purpose .of this Reg.ula;tion. :or:·_. interfening with carrying out the. Comprehensive Plan •. ·. , : -,.:;- .: ·; , .. . .. r··-:,; _..,-;. -__ • ·, 1 . • l _l In no case shall any variation or modification be more than a minimum easing of the requirements~ In no case shall it have the effect of reducing the traffic capacity of any -street . below t hat . ·s hown. on the , Gomprehensi ve. Plan or be in conflict with -any zoning regulatio-n · and · map . : • Such _v..ariances and .w_a i vers. -m ay be , granted · only by · the affi r mative vote of three-fourths •.o f the ·members of the Planning Commission. ·. 1 ;,. ·.• . : .' In granting• variances and modif'ica tibris,. · the Planning Commission may .require such condftions ': as will, ir1--i ts judgment', .sec11re .substantially the objectives o:f the requirements so varied or modified. • I SECTION IX - CHANGES AND AMENDMENTS . .. .. 1. ·. Changes and: Amendments. · . 'Any; regulations or provi··sioris ·o·f this Regulatio~. .may ibe . 1changed and 'amend'e d ' from time to time- by the City Co.unc'i 1 ; . ·provided•, however, · ·t hat· such . changes or amendments· shall not become·.•.effective· ·until after a public" hearing has been held·, ·pub•lic notice :of · wl:iicl:i shall have been·:.g iv.en in a newspaper' of general circulation ·tn the City ·. at -least. fiftee.n 'days prior·, ;ta: such ' hearing ~- SECTION, X - VALIDITY 1. Validity. If any section, subsection, sentence , clause or phrase of this Regulation is fo;r. ~J;l.Y. reason held to be unconstitutional or void, such decision shall not invalida,t e the. remaining -portio.ns · of t.his Regulation. SECTION XI - PENALTIES 1. Penalties. Whoever, being the owner or agent of the . owner of . any :.land •;located__ .~ ~~~i~•· :t .h e '._C?-_ty _.o:t:q~ylord, .knowingly or ;wi,th •in:t end to defr.aud,: ·tr,ansfers -or, sells by · reference .to or ~xhibition ,of or by other -use~~f. :a ,plat of subdivision ~f such land before such -pla.:t has •. been approved · by · the City Council, shall forfeit ,and pay th.e ·.penalty of not more. than fifty dollars ..($50. 00) for each .:lot so :transferred . or sold · or agreed . or negotiated to :_be sold, . and 1a description . b.yr.metes· and bounds shall not. exempt the transact.ion . from ·such penalties. ., . ., · . . ., �I I I I I I I I I I I I I I ~ B-17 SECTION XII - CONFLICTING REGULATIONS REPEALED 1. Conflicting Regulations Repealed. All regulations or parts of regulations in conflict herewith are hereby repealed, except any regulation that imposes more restrictive regulations than are imposed herein. � 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 Gaylord_Preliminary-Report-Comprehensive-Plan_1965 Creator An entity primarily responsible for making the resource Harland Bartholomew and Associates Date A point or period of time associated with an event in the lifecycle of the resource 1965-09 Title A name given to the resource Preliminary Report Comprehensive Plan Description An account of the resource The Preliminary Report Comprehensive Plan for the City of Gaylord was prepared by Harland Bartholomew and Associates in September 1965. Subject The topic of the resource Comprehensive plan publications Gaylord (Mich.) Otsego 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